21 Heathcote Street, Stone, Dartford, Kent, DA2 6GT
Condition: Nearly new house within a development of 98 properties, double glazed with electric air source heat pump heating and EPC rating B.
Evidence considered
- Tenant cited similar properties in the same development advertised at £2,375 pcm but with a £1,200 year-one rent credit (equivalent to a £100/month discount)
- Tenant cited a comparable in a nearby street advertised at £1,875 pcm
- Landlord cited recent lettings on two nearby streets but without addresses or accommodation details, given limited weight
- Tribunal relied substantially on its own knowledge of the micro market for this specific new-build development
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal first confirmed the landlord's section 13 notice was validly served. It found a distinct micro-market for this nearly-new, energy-efficient development, noting similar houses advertised and let at £2,375 pcm but subject to a £1,200 first-year rent credit (equivalent to roughly £100 pcm discount). Weighing this alongside the landlord's less detailed comparables, a lower-priced nearby comparable, and its own expert knowledge, the tribunal determined a market rent of £2,275 pcm.
Read the original decision (PDF, GOV.UK)
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