2A The Arch, Olney, MK46 5 HR
Condition: The property was in good condition subject to expected wear and tear.
Evidence considered
- Landlord's Rightmove 'Best Price Guide' listing ~40 comparable lettings/advertisements in the MK46 postcode over 12 months
- Email correspondence re letting of another unit in the same development (2F The Arch) at £1,200 pcm, discounted as the unit had been refurbished
- Subject property's own re-letting advertisement at £1,150 pcm from February 2025, treated cautiously as unconfirmed and needing adjustment for rental growth
- Tenant's reliance on rents of other units in the same development, considered but given limited weight
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal inspected the property and considered comparable evidence including a Rightmove "Best Price Guide" of 40 properties in the MK46 postcode, an email exchange concerning letting of a nearby unit (2F The Arch) at £1,200 pcm (post-refurbishment), and the subject property's own re-letting advertisement at £1,150 pcm from February 2025. It discounted the current advertised asking rent and the 2F The Arch comparable as needing adjustment for condition and market movement, and disregarded the tenant's reliance on other in-development rents and the historic/current passing rent as irrelevant to market value. Weighing all evidence, it determined a market rent of £1,050 pcm, and exercised discretion under s.14(7) to delay the effective date to the date of determination due to the tenant's financial hardship.
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