74 Eredine Crescent, Shenley Wood, Milton Keynes, Buckinghamshire, MK5 6NG
Condition: One-year-old new-build house in good condition with air source heat pump heating, carpets and wood flooring, located on a developing housing estate.
Evidence considered
- Landlord provided four same-type 'Oakwood' comparables on Eredine Crescent at £2,150 pcm, but addresses were withheld, reducing evidential weight.
- Landlord provided eight further online comparables for 3-bed/2-bath properties in Shenley Wood, Eredine Close and Whitehouse Park, ranging £2,150-£2,300 pcm; Whitehouse Park comparables given less weight as a different locality.
- Tenant provided a Rightmove advert for a comparable on Eredine Crescent at £1,850 pcm, but dated before the tenancy began and given little weight.
- Tenant and tribunal noted that comparable lettings in the area were commonly advertised with a one-month rent-free incentive, reducing effective headline rent of £2,200 pcm to about £2,016.67 pcm, which was treated as better evidence of true market rent.
- No adjustment made for Wi-Fi inclusion in comparables due to lack of evidence on service specification/value.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent by reference to comparable new-build "Oakwood" type properties in the local area, discounted to reflect that headline advertised rents of £2,200-£2,300 pcm were typically subject to a one-month rent-free incentive, giving an effective rent of around £2,016.67 pcm. The landlord's refusal to disclose addresses of its comparables (on a rejected GDPR basis) reduced the weight given to that evidence. No adjustment was made for Wi-Fi provision as there was insufficient evidence to quantify any difference. The tenant's claim of undue hardship was not substantiated, 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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