33 Nantes Close, London, SW18 1JL
Condition: Dated one-bedroom flat with original kitchen and bathroom, old floor coverings, and minor damp/pest issues, though recently redecorated and with a new boiler.
Evidence considered
- Tenant provided a Rightmove listing for a fully refurbished third-floor flat in the same close at £1,751 pcm
- Tenant noted one-bedroom flats in SW18 starting from £1,450 pcm on Rightmove
- Landlord provided five comparables of nearby properties (Nantes Close and Batholomew Close) ranging £1,750-£2,050 pcm in 2026, though it was unclear whether these were open-market or existing tenancy rents
- Tribunal relied on its own expert knowledge plus the comparables to set a modernised benchmark rent, then deducted for condition shortfalls
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal used comparable lettings provided by both parties alongside its own expertise to find that a modernised version of the property would command about £1,750 pcm. It then deducted £150 pcm to reflect the property's dated floor coverings, kitchen and bathroom, and condition of furniture/mould, arriving at a market rent of £1,600 pcm. A procedural objection that the landlord's notice omitted an answer to one question was rejected as not invalidating the notice.
Read the original decision (PDF, GOV.UK)
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