2 F Wrights Lane Kensington London W8 6TA
Condition: An 1880s purpose-built flat in a building described as in good condition, though the tenant reported cracked ceiling plasterwork and damaged flooring internally.
Evidence considered
- Tenant provided details of 4 one-bedroom flats (35-47m2) with rents sought from £2167 to £2249 pcm, said to be let or to-let around early 2026.
- Landlord's agent cited 1-2 comparables in brief form but rents and conclusions were unclear.
- Tribunal also relied on its own general knowledge of market rent levels in and around the borough.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the 60m2 flat was effectively a smaller 2-bedroom property, not a 1-bedroom as the tenant argued. Using the tenant's and landlord's comparable evidence (1-bedroom lettings of £2167-£2249 pcm with smaller floor areas) together with its own market knowledge, the tribunal valued the property on normal AST terms in good order at £2600 pcm, finding no basis for any downward adjustment for condition or disrepair, and no undue hardship claim was made.
Read the original decision (PDF, GOV.UK)
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