31 Eustace Building, 372 Queenstown Road, London, SW11 8NT
Condition: Furnished one-bedroom flat in a modern riverside development, recorded as in good condition and good order at a 2024 inspection.
Evidence considered
- Tenant's ONS SW11 postcode rental statistics (mean, median, quartiles) - given limited weight as not adjusted for property type/quality/location within a wide postcode area
- Tenant's reference to an unverified letting of a similar flat in the same building at £2,400 pcm - given limited weight due to lack of documentary evidence
- Landlord's three signed tenancy agreements for one-bedroom flats in neighbouring buildings in the same development (£2,500-£2,900 pcm) - treated as most useful evidence though requiring adjustment for terms/condition differences
- Landlord's Best Price Guide report of asking rents in the postcode - treated with caution as asking rather than achieved rents
- Landlord's marketing brochure and 2024 inspection report describing the property's condition
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal valued the property under section 14 of the Housing Act 1988 as a modern one-bedroom flat in a desirable riverside development, disregarding affordability or inflation arguments. It gave limited weight to broad ONS postcode-wide rental statistics and to asking-rent comparables, treating them as insufficiently specific to the subject property. The most persuasive evidence was a set of signed tenancy agreements for comparable one-bedroom flats in neighbouring buildings within the same development, ranging from £2,500 to £2,900 pcm, though these required adjustment for differences in letting terms and lack of detail on condition/outlook. Weighing this evidence alongside its own expert knowledge, the tribunal determined a market rent of £2,550 pcm, below the landlord's proposed £2,665 pcm, with the new rent taking effect from the date in the landlord's notice as no undue hardship was established.
Read the original decision (PDF, GOV.UK)
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