Apt 14, 19 Blyth Avenue, Eccles M30 0YQ
Condition: Modern first floor flat with double glazing, full kitchen white goods, carpets and blinds, though tenant reported ventilation issues now mitigated by newly installed air-conditioning.
Evidence considered
- Tenant's comparables: four two-bed apartments in Eccles advertised at £900-£995 pcm, given some but lesser weight as asking (not achieved) rents.
- Landlord's comparables: two near-identical two-bed apartments in the same development (Aqueduct Way) let at £1045 pcm (Feb 2026) and £1025 pcm (Apr 2026), given the strongest weight due to close similarity in layout and location.
- Landlord also provided details of similar properties currently available to let locally, ranging from £1045 to £1375 pcm.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent based on comparable evidence from both parties, giving strongest weight to two near-identical apartments on the same estate (Aqueduct Way) that had recently let at £1045 and £1025 pcm. The tenant's complaint about ventilation issues was not reflected in a reduction because compensation had already been agreed in full and final settlement, and no other evidence of defects affecting rental value was provided. The tribunal also found no undue hardship justifying a delayed effective date, as the tenant provided no evidence of inability to pay.
Read the original decision (PDF, GOV.UK)
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