Rent tribunal decisions in the M postcode area
195 published rent tribunal decisions in the M postcode area, 16 under the Renters’ Rights Act rules (63% cut). What landlords proposed, what the First-tier Tribunal set and why, linked to GOV.UK.
Of 16 new-rules decisions in the M postcode area, 10 set the rent below the landlord’s notice. Under the new rules a challenge can only lower the rent.
The tribunal valued the home above the notice but could only award the notice figure. Under-pricing is now a 12-month ceiling.
New-rules decisions where the rent was held at, or set below, what the tenant already paid.
New rules Notices from 1 May 2026
- Decided
- 16
- Set below the proposal
- 63% England 65%
- Median cut, where cut
- −8% £120 a month
- Median wait, application to decision
- 57 days
- Cut 63%
- Confirmed 38%
Earlier rules Notices before 1 May 2026
- Decisions
- 138
- Set below the proposal
- 73% of 52 with both figures
- Set above the proposal
- 0%
- Median rent set
- £900
- Cut 73%
- Confirmed 27%
Raising rents in the M postcode area? Abide.Rent checks each proposed rent against local evidence and tribunal outcomes before you serve.
Start your free trialLatest under the new rules
Notices served from 1 May 2026. The tribunal cannot go above the notice.
- Cut 8.3%
3-bed unfurnished semi-detached house
Brassey Street, Manchester M245 Oct 2026 · Rochdale · New rules£1,200£1,100a month - Set
Falkirk Drive, Manchester M30
Rent not stated in the published decision30 Sep 2026 · Salford · New rules - Cut 4.6%
1-bed flat
Clarence Street, Salford M723 Sep 2026 · Salford · New rules£1,090£1,040a month - Confirmed
1-bed flat
Clarence Street, Salford M7£1,100a month22 Sep 2026 · Salford · New rules - Cut 4.5%
Birdie Lane, Little Hulton M38
17 Sep 2026 · Salford · New rules£1,100£1,050a month - Cut 14.7%
Lower Chatham Street, Manchester M1
17 Sep 2026 · Manchester · New rules£1,700£1,450a month
Every recent decision
The latest 30 of 195. Open one for the figures, the evidence and the tribunal’s reasons.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 5 Oct 2026 | Brassey Street, Manchester M243-bed unfurnished semi-detached house · Rochdale | £900 | £1,200 | £1,100 | Cut 8.3% | New rules |
| 5 Oct 2026 | Oak Lane, Manchester M453-bed unfurnished semi-detached house · Bury | £800 | £1,200 | £900 | Cut 25% | Earlier rules |
| 30 Sep 2026 | Falkirk Drive, Manchester M30Salford | £1,295 | £1,615 | — | Set | New rules |
| 29 Sep 2026 | Sycamore Street, Sale M33Trafford | £650 | £1,200 | £1,200 | Confirmed | Earlier rules |
| 24 Sep 2026 | Norfolk Street, Salford M62-bed terraced house · Salford | £725 | £1,200 | £900 | Cut 25% | Earlier rules |
| 23 Sep 2026 | Clarence Street, Salford M71-bed flat · Salford | £885 | £1,090 | £1,040 | Cut 4.6% | New rules |
| 23 Sep 2026 | Darwell Avenue, Eccles M303-bed unfurnished end-terrace house · Salford | £750 | £850 | £850 | Confirmed | Earlier rules |
| 23 Sep 2026 | Chudleigh Road, Manchester M83-bed unfurnished terraced house · Manchester | £840 | £925 | £900 | Cut 2.7% | Earlier rules |
| 22 Sep 2026 | Clarence Street, Salford M71-bed flat · Salford | £885 | £1,100 | £1,100 | Confirmed | New rules |
| 22 Sep 2026 | Carnaby Street, Manchester M92-bed unfurnished terraced house · Manchester | £975 | £1,050 | £975 | Cut 7.1% | Earlier rules |
| 21 Sep 2026 | Carter Close, Manchester M342-bed flat · Tameside | £895 | £966 | £900 | Cut 6.8% | Earlier rules |
| 21 Sep 2026 | Gabriel Close, Manchester M123-bed semi-detached house · Manchester | £1,213 | £1,456 | £1,450 | Cut 0.4% | Earlier rules |
| 17 Sep 2026 | Birdie Lane, Little Hulton M38Salford | — | £1,100 | £1,050 | Cut 4.5% | New rules |
| 17 Sep 2026 | Lower Chatham Street, Manchester M1Manchester | £1,650 | £1,700 | £1,450 | Cut 14.7% | New rules |
| 11 Sep 2026 | Delaney Heights, Salford M31-bed unfurnished flat · Salford | £704 | £738 | £738 | Confirmed | Earlier rules |
| 9 Sep 2026 | Grasmere Road, Manchester M272-bed unfurnished semi-detached house · Salford | £700 | £1,050 | £952 | Cut 9.3% | Earlier rules |
| 7 Sep 2026 | Moss Lane, Sale M332-bed flat · Trafford | £1,350 | £1,600 | £1,450 | Cut 9.4% | New rules |
| 7 Sep 2026 | Birch Lane, Manchester M131-bed unfurnished flat · Manchester | £750 | £850 | £750 | Cut 11.8% | Earlier rules |
| 7 Sep 2026 | Lever Street, Manchester M262-bed terraced house · Bury | £895 | £925 | £925 | Confirmed | New rules |
| 3 Sep 2026 | Mullineux Street, Manchester M283-bed end-terrace house · Salford | £1,235 | £1,465 | £1,295 | Cut 11.6% | New rules |
| 28 Aug 2026 | Fog Lane, Manchester M192-bed unfurnished flat · Manchester | — | £1,000 | £950 | Cut 5% | Earlier rules |
| 20 Aug 2026 | Edge Lane, Manchester M321-bed flat · Trafford | £750 | £800 | £800 | Confirmed | New rules |
| 20 Aug 2026 | Hyde Rd, Manchester M184-bed terraced house · Manchester | £1,000 | £1,200 | £1,200 | Confirmed | New rules |
| 20 Aug 2026 | Manchester M81-bed furnished flat · Manchester | £750 | £850 | £800 | Cut 5.9% | Earlier rules |
| 17 Aug 2026 | Carter Close, Denton. Manchester M34Tameside | — | — | — | Set | Earlier rules |
| 13 Aug 2026 | Derbyshire Road South, Trafford M334-bed semi-detached house · Trafford | £1,750 | £1,950 | £1,800 | Cut 7.7% | New rules |
| 13 Aug 2026 | Velveteen Crescent, Worsley M283-bed terraced house · Salford | £1,375 | £1,420 | £1,375 | Cut 3.2% | Earlier rules |
| 11 Aug 2026 | Fenman Mews, Manchester M282-bed flat · Salford | £895 | £1,035 | £995 | Cut 3.9% | New rules |
| 11 Aug 2026 | Clarence Street, Salford M71-bed furnished flat · Salford | £885 | £1,130 | £990 | Cut 12.4% | New rules |
| 7 Aug 2026 | Grasmere Road, Manchester M272-bed unfurnished semi-detached house · Salford | £700 | — | £970 | Set | Earlier rules |
Decisions by month
Last 12 months with a published decision. Tribunals publish weeks after deciding, so the latest month fills in over time.
What came up
- Damp or mould raised 37
- Landlord sent comparables 33
- Achieved rents cited 32
- Tenant sent comparables 30
- Hardship delay asked for 30
- Landlord used an agent 27
- Disrepair raised 26
- Hearing held 25
Counted from the text of market-rent decisions. Older decisions often publish the rent only, without reasons.
By type of home
Market-rent decisions in the M postcode area by bedrooms and type, so you can compare homes like yours.
| Type of home | Decisions | Median rent set | Cut below the proposal |
|---|---|---|---|
| Studios | 1 | £600 | — |
| Rooms in shared houses | 7 | £495 | — |
| 1-bed flats | 23 | £800 | 67% of 12 |
| 2-bed flats | 27 | £900 | 85% of 13 |
| 3-bed flats | 1 | £1,425 | — |
| 1-bed houses | 1 | £620 | — |
| 2-bed houses | 20 | £813 | 78% of 9 |
| 3-bed houses | 34 | £1,125 | 69% of 16 |
| 4-bed houses | 5 | £1,800 | 50% of 4 |
All rules and years together. Type and bedrooms are read from the tribunal’s description of the home; older decisions often do not describe it.
Fair rents (regulated tenancies)
40 Rent Act 1977 decisions in the M postcode area, median £457 a month, 31 limited by the Maximum Fair Rent Order. A different law from Section 13.
| Decided | Where | Paid before | Proposed | Set | Outcome | Rules |
|---|---|---|---|---|---|---|
| 1 Apr 2026 | Hartington Street, Manchester M14Manchester | £105 | — | £119 | Registered | Fair rent |
| 8 May 2025 | Ottawa Close, Manchester M23Manchester | £442 | — | £628 | Registered | Fair rent |
| 29 Apr 2025 | Kirkmanshulme Lane, Manchester M12Manchester | £368 | — | £518 | Registered | Fair rent |
| 2 Apr 2025 | Mauldeth Road West, Manchester M20Manchester | £2,492 | — | £2,951 | Registered | Fair rent |
| 2 Apr 2025 | Trafford M332-bed detached house · Trafford | £2,565 | — | £3,456 | Registered | Fair rent |
Other postcode areas
Reading these decisions
- Each decision values one home on the evidence in front of the tribunal. It is not a rent for the street.
- A confirmed rent under the new rules means the market was at least that high; the tribunal could not go higher.
- The tribunal can set a rent below what the tenant already pays, usually for condition or a weak evidence pack.
Tenants: is my rent increase notice valid? Landlords and agents: tribunal risk checker · all new-rules decisions.
Questions agents and landlords ask
How many rent tribunal decisions are there in the M postcode area?
195 published decisions: 17 on notices under the Renters’ Rights Act rules, 138 under the earlier rules and 40 fair-rent decisions for regulated tenancies. The list is refreshed daily from GOV.UK.
Does the tribunal usually cut rent increases in the M postcode area?
Under the new rules, 10 of 16 decisions here (63%) set the rent below the landlord’s notice, against 65% across England. Where it cut, the median cut was −8%.
Can the tribunal set a higher rent than the landlord proposed?
Not for notices served from 1 May 2026. The tribunal sets the open-market rent or the notice figure, whichever is lower, and the new rent starts from the decision with no backdating. Under the earlier rules it could go higher, which is why the two are shown separately.
How should I price a rent increase in the M postcode area?
Start from rents actually achieved for similar homes nearby, recent and close, then adjust for condition, furnishing and what is included. Tribunal decisions show the risk of getting it wrong; they are not a price list. Keep the comparables and condition record before you serve the notice.
Serve rent increases in the M postcode area that survive a challenge
- Every proposed rent checked against local tribunal outcomes before the notice goes out
- Form 4A prepared, served and proven, with the 52-week clock tracked per tenancy
- Comparables, condition and service record bundled for the tribunal as you go
Source: every First-tier Tribunal (Property Chamber) rent decision published on GOV.UK, read by Abide.Rent and refreshed daily (last 23 Oct 2026). Street, town and postcode district only; open any decision for the tribunal’s published reasons on GOV.UK. Rents are shown a month; weekly rents are converted (× 52 ÷ 12). Contains public sector information licensed under the Open Government Licence v3.0. Decisions are evidence of risk, not a price list. Not legal advice.