25C Skylark Point, 1 Portlands Court, London, E20 1JX
Condition: Modern purpose-built flat in a 2022-completed build-to-rent development with wooden flooring, integrated kitchen appliances, private balcony and building amenities including gym and concierge.
Evidence considered
- Tenant provided four advertised (asking) rents for two-bedroom flats in the same development, ranging £2,995-£3,110 pcm, averaging about £3,042.50 pcm - given less weight as not achieved rents.
- Landlord provided nine actual agreed lettings of two-bedroom flats in the same development completed April-June 2026, ranging £3,205-£3,292.60 pcm - given greater weight as real transaction evidence close to the valuation date.
- Tribunal also relied on its own general knowledge and expertise of rental values in the area.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal preferred the landlord's evidence of nine actual agreed lettings of two-bedroom flats in the same development, completed close to the valuation date, over the tenant's advertised (asking) rents, which it considered less reliable as they were not achieved rents. As the landlord's proposed rent was below all the comparable agreed lettings, and relying also on its own expert knowledge, the tribunal determined the market rent at the landlord's proposed figure of £3180 pcm.
Read the original decision (PDF, GOV.UK)
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