16 Heathcote Street, Stone, Dartford, Kent, DA2 6GT
Condition: Detached house in a nearly new, energy-efficient development, EPC rated B, with air source heat pump heating and double glazing.
Evidence considered
- Landlord's agent provided evidence of three new lettings of the same house type on the development (Sept 2025–Jan 2026) all agreed at £2,400 pcm, which the tribunal gave significant weight to.
- Landlord's agent also cited one renewal tenancy agreed at £2,400 pcm.
- Landlord's agent provided online (Zoopla/Rightmove) asking rents for similar properties of £2,440–£3,500 pcm, but these were asking prices rather than achieved rents and the landlord's proposed rent also relied on projected future rental growth, which the tribunal declined to factor in.
- Tenant provided no comparable evidence.
- Tribunal also relied on its own general knowledge of the local rental market.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the notice valid and identified a distinct micro-market for the nearly new, energy-efficient development. It gave greatest weight to actual recent lettings and a renewal of the same house type on the development, all achieved at £2,400 pcm, rejecting the landlord's proposed rent as it was based on projected future rental growth rather than current evidence. Combining this evidence with its own expert knowledge of local rental values, the tribunal determined a market rent of £2,400 pcm.
Read the original decision (PDF, GOV.UK)
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