18a Woodgrange Avenue, London, W5 3NY
Condition: Part-furnished first floor converted flat with central heating and double glazing, but with an unmodernised kitchen and bathroom, aging double glazing with perished seals, worn laminate flooring, and some reported structural dampness/wall cracks and patio issues that had since been repaired.
Evidence considered
- Tenant provided three comparables (£2,070-£2,800 pcm) but these were on the opposite side of the A406 and considered less relevant.
- Landlord provided a Best Price Guide of properties within 0.25 miles advertised between £2,250-£3,500 pcm, which the tribunal found more persuasive.
- Landlord provided five further comparables (£2,750-£3,250 pcm), though two were over a mile away and given less weight.
- Tribunal relied substantially on its own expertise and general knowledge of local rental values.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal valued the modernised property at £2,800 pcm using its own knowledge and the most relevant nearby comparables, preferring comparables close to the property over those further away or across the A406. It then deducted approximately 7.5% (£210) to reflect the dated kitchen/bathroom and want of repair/decoration, arriving at £2,600 pcm. The tenant's claim of undue hardship to delay the start date was rejected due to lack of supporting evidence.
Read the original decision (PDF, GOV.UK)
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