Room 5, 69 Wadham Road, Portsmouth, Hampshire, PO2 9ED
Condition: A single let room with en suite shower room in a renovated (2019) Victorian/Edwardian conversion house, reported in good condition apart from ongoing boiler/hot water issues.
Evidence considered
- Landlord's evidence: five recent Apex lettings of en suite rooms, including Room 2 in the same building let at £700 pcm in July 2024 - given most weight as a direct comparable, though judged inferior to the subject room (ground floor, smaller, awkward shape, no desk)
- Landlord's evidence: filtered SpareRoom listings (53 downloaded, 33 in relevant basket) averaging £743.91 pcm for double en suite rooms with bills included - used as supporting evidence
- Landlord's evidence: filtered Rightmove listings (33 downloaded, 15 in relevant basket) averaging £738.33 pcm for double en suite rooms with bills included - used as supporting evidence
- Tenant's evidence: three Rightmove listings of comparable en suite rooms (£675-£695 pcm), but one was smaller in area and the others lacked sufficient detail to weigh heavily
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave most weight to a recent comparable letting of another room in the same building (Room 2, let at £700 pcm shortly before), adjusting upward because the subject room was superior (first floor, larger, better shaped, with a desk). This was supported by filtered SpareRoom and Rightmove listings of similar en suite rooms, which averaged over £725 pcm. The tenant's comparables were either too small or lacked sufficient detail to be given significant weight. Applying its own knowledge of the local market, the tribunal determined a market rent equal to the landlord's proposed figure of £725 pcm.
Read the original decision (PDF, GOV.UK)
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