23 Raisbeck Court, 24 Rosendale Road, London, SE21 8DR
Condition: Flat with dated bathroom and kitchen fittings, extensive dilapidation, and no gas supply (relying on electric night storage heaters) at the valuation date.
Evidence considered
- Landlord comparable: a smaller 2-bedroom flat in the same block let in January 2026 at £404 per week, adjusted upward for the subject's larger size and additional accommodation
- Landlord's rental valuation report (dated March 2026) estimating £370 per week, which noted extensive dilapidation at the property
- Tenant provided no comparable evidence, only submissions on poor condition and lack of gas supply
- Tribunal relied on its own expert knowledge of local rental values alongside the landlord's evidence
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal found the property would command around £500 per week (£2166.67 pcm) if modernised and in good order, based on a recent letting of a smaller flat in the same block (adjusted for size) and a landlord-commissioned valuation report. However, it discounted this significantly to reflect the subject property's extensive dilapidation, dated kitchen and bathroom fittings, and the absence of a gas supply (no water heating or cooking facility) at the valuation date. The final determined rent of £350 pcm (as stated in the decision, though described elsewhere as £350 per week) reflects this condition-based reduction from the modernised market value.
Read the original decision (PDF, GOV.UK)
Want the evidence, not just the decision?
Around half of the decisions in this database cite a problem with the evidence submitted — comparable tribunal outcomes are usually what decides these cases, for both sides. We're testing a paid evidence pack and a guided walkthrough of the application, built from this database.
Landlord evidence pack — from £15
Nearby tribunal outcomes, a rent level likely to survive a challenge, and an evidence pack in the format the tribunal expects — timed for when you serve a section 13 notice.
Register interest in the landlord packTenant pack — from £19
Whether challenging your rent increase is worth it, plus the comparable decisions to include with your MR1 application to the tribunal.
Register interest in the tenant packNot built yet — register your interest by email and we'll let you know when it's ready. This isn't legal advice; see the law and free advice options.