113a Croydon Road Penge London SE20 7TT
Condition: Converted Victorian flat in fair condition, basic kitchen/bathroom, no landlord floor coverings or white goods.
Evidence considered
- Tenant submitted a local rental advertisement for a similar property with same accommodation let at £415 per week around the valuation date, which the tribunal found helpful.
- Tribunal used its own general knowledge of market rent levels in Bromley to set a starting 'good order' rent of £475 per week.
- A deduction of £60 per week was applied to reflect absence of floor coverings, white goods, and basic kitchen/bathroom finishes.
- Landlord's own representations agreed to the tenant's proposed £415 per week figure.
Tenant submitted evidence: yes. Landlord submitted evidence: no.
Tribunal's reasoning
The tribunal started from a notional 'fully fitted, good order' market rent of £475 per week based on the tenant's comparable evidence of a similar local letting and its own market knowledge, then deducted £60 per week to reflect the absence of landlord-provided floor coverings and white goods and the basic kitchen/bathroom, arriving at £415 per week. This matched both the tenant's suggested rent and the rent the landlord indicated it would accept. The tenant's claim of undue hardship was not supported by sufficient evidence, but the tribunal nonetheless set the new rent to start from the date in the landlord's notice, 1 February 2026.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.