5 Abbots House, St Mary Abbots Terrace, London,W14 8NU
Condition: Second-floor flat in a 1960s purpose-built block with a dated, unmodernised kitchen, limited white goods and overall dated finishes, though structurally sound with double glazing and central heating.
Evidence considered
- Landlord's comparable: 2-bed flat in the same block (Abbots House) advertised at £3,467 pcm - given most weight
- Landlord's comparable: 2-bed flat in Barons Court, W14 advertised at £3,792 pcm
- Tenant's comparable: 3-bed flat in Warwick Gardens, W14 (0.4 miles away) at £3,000 pcm
- Tenant's comparable: 2-bed flat plus study in Talgarth Road, W14 (~1 mile away) at £2,850 pcm
- Landlord's evidence of recent works (boiler repair, new fire door) and service charge costs considered but not separately itemised in valuation
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal adopted a market rent of £3,500 pcm based on comparable evidence, giving most weight to a comparable in the same block as the subject property. It then applied deductions totalling 12.5% (5% for an unmodernised kitchen, 2.5% for limited white goods, 5% for overall dated condition) to reflect the property's dated condition, arriving at £3,062.50 pcm. The tenant's claim of hardship was not accepted as no supporting evidence was provided, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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