Flat 1, Kings Court, 8 Jamaica Street, Bristol, BS2 8JW
Condition: Ground floor conversion flat in a Grade II listed Georgian building, with electric night storage heating, no double glazing, and a washing machine not provided by the landlord.
Evidence considered
- Landlord provided a 'Best Price Guide' of nine two-bedroom comparable lettings in the vicinity, ranging £1,350–£1,550 pcm (Oct 2024–Jan 2026), given significant weight.
- Landlord provided two comparables within the same building: an identical two-bedroom flat let for £1,250 pcm and a one-bedroom flat let for £1,050 pcm, considered particularly relevant.
- Tenant did not submit any comparable rental evidence.
- Tribunal relied partly on its own expert knowledge of local rental values to reach the baseline market rent before condition adjustments.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent for the modernised flat at £1,350 pcm based on landlord-provided comparables, including two lettings within the same building and a broader survey of nine two-bedroom comparables ranging £1,350–£1,550 pcm. Deductions of £90 pcm were then applied to reflect the property's inferior condition compared to the comparables: no central heating (£50), no double glazing (£25), and no washing machine provided (£15), resulting in a determined rent of £1,260 pcm, an increase of £35 over the passing rent.
Read the original decision (PDF, GOV.UK)
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