54 Boater Drive, Houghton Regis, Luton, LU5 6SQ
Condition: The property is a semi-detached house around five years old, kept in good condition but not of modern/new-build specification.
Evidence considered
- Tenant cited comparables in Linmere Walk (£1,600 and £1,650 pcm, modern/new builds), Oak Mead (£1,750 pcm, premium new build), Plaiters Way (£1,550 pcm), and Box Crescent (£1,700 pcm), arguing most local rents fell between £1,550-£1,650 pcm; full particulars were not provided.
- Landlord cited higher-value comparables including Sewell Lane (£2,300 pcm), St Michaels Avenue (£2,050 and £1,850 pcm), Chilton Road (£1,950 pcm), Teasel Crescent (£1,765 and £1,750 pcm), Straw Bank (£1,750 pcm, with an attic conversion), and Harebell Gardens (detached houses, prices unclear and inconsistent).
- Tribunal gave limited weight to both sets of comparables, noting many were in different or more distant areas, larger, or lacked sufficient detail, and relied primarily on its own expert knowledge of local rental values.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal relied on its own knowledge of local rental values, weighing tenant and landlord comparables, and found the subject property (a semi-detached house ~5 years old) did not command a significant premium despite relative newness. Many landlord comparables were considered too large, in different areas, or lacking full detail, while tenant comparables were seen as further away with better road access; the closest comparable (Straw Bank) had an additional attic-converted floor and was priced at £1,750 pcm. The tribunal concluded a market rent of £1,650 pcm was appropriate, representing a modest £55 increase from the previous rent, and found no undue hardship justifying a delayed start date.
Read the original decision (PDF, GOV.UK)
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