29 Egmont Road, Midhurst, West Sussex, GU29 9BG
Condition: Large ex-local-authority semi-detached house (~1,200 sq ft) near Midhurst with 2 shower rooms/bathrooms, a utility area and 5 rooms usable as bedrooms (one with restricted second-floor head height); centrally heated with double glazing, let with carpets, curtains, white goods, some furniture, linen and utensils. A May 2025 agent inspection found it in generally good, well-maintained condition with only minor cosmetic issues (some cracking, an incomplete front door moulding, a faulty kitchen window seal, a perished window seal and a warped front door).
Evidence considered
- Tenant: Taylor's Field, Midhurst, £1,800 pcm; St Margarets Way, Midhurst, £2,000 pcm (let); Dodsley Lane, Midhurst, £2,750 pcm
- Landlord: Edinburgh Square, 3-bed/2-bath, let Sept 2025 at £2,250 pcm (or £3,000 pcm bills-inclusive)
- Landlord: Gilbert Hannan Close, 3-bed/4-bath, let Sept 2025 at £2,650 pcm excluding bills
- Landlord: 'The Engine House', 4-bed/3-bath, let at £3,250 pcm plus a service charge, no bills included
- Landlord: Highfield Close, Easebourne, a larger but unrenovated 5-bed/1-bath house (EPC E, difficult parking) let over a year earlier at £2,500 pcm, and a smaller, unmodernised Easebourne Street house with no parking let at £1,750 pcm
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
Noting a distinct local 'micro market' near Cowdray Park Polo Club, the tribunal found the property's minor cosmetic defects did not warrant any reduction, and treated the tenant's own repairs as ordinary upkeep rather than improvements. It valued the bills-exclusive rent at £2,500 pcm, then added £495 pcm for the landlord-paid gas, water and electricity specified in the tenancy, giving a bills-inclusive figure of £2,995 pcm — just below the landlord's proposed £3,000 pcm bills-inclusive figure.
Read the original decision (PDF, GOV.UK)
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