22 Achilles Close, London, SE1 5HE
Condition: Small (around 35m2) ground floor purpose-built flat in good to fair order with double glazing and electric storage heating, no inspection carried out.
Evidence considered
- Tenant cited similar one-bedroom flats renting at £1400-£1450 pcm, though several were a year old and of uncertain reliability
- Tenant provided average of nearby passing rents (£1326 pcm) but timing of last market review was unclear, reducing its weight
- Landlord cited comparables of £1550-£1800+ pcm but these were mostly larger two-bedroom flats in blocks with communal internal spaces and no on-site parking, limiting comparability
- Tribunal relied primarily on its own general market knowledge of the local area
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal used its own knowledge of market rents in north Southwark to value the flat at £1550 pcm fully fitted and in good order, comparable to similar flats. It then deducted £50 pcm to reflect the less desirable and more expensive electric storage heating compared to gas-fired wet heating, arriving at a determined rent of £1500 pcm. Tenant comparables were discounted as outdated or of unclear market-testing history; landlord comparables were discounted as relating to larger flats in different building types without parking.
Read the original decision (PDF, GOV.UK)
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