75 Bradstowe House, Headstone Road, Harrow, HA1 1EH
Condition: Photographs showed the flat in good condition, though tenants alleged declining building maintenance and management, which the tribunal found unsupported by evidence.
Evidence considered
- Two-bedroom flat in the same building advertised at £2,250 pcm - given significant weight as directly comparable
- Two-bedroom flat in the same building advertised by landlord at £2,350 pcm (plus £100 pcm parking, £50 pcm Wi-Fi) - given significant weight as directly comparable
- One-bedroom flat in the same development advertised at £1,750 pcm - noted for context
- Serviced apartment at The Hub advertised at £1,900 pcm - considered less directly comparable
- Flats at Coniston Court, Highlawn Hall, Roxborough Park and Chrome Apartments - given no weight as not sufficiently comparable (location, facilities, or type)
- Perceval Square (£3,500 pcm, short let) and Eastman Road (£2,250 pcm, non-build-to-rent) - given no weight as not comparable
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave most weight to two directly comparable two-bedroom flats in the same build-to-rent building, marketed at £2,250 and £2,350 pcm, adjusting for differences in parking and Wi-Fi charges (now separately charged at £100 and £50 pcm respectively, versus the tenants' current £40 pcm parking and included broadband). Comparables outside the building or lacking similar facilities (e.g. serviced apartments, non-build-to-rent flats further from the station) were given little or no weight. The tribunal declined to consider the fairness of past rent rises, focusing only on the open-market rent at the valuation date, and determined the rent at the landlord's proposed figure of £2,305 pcm.
Read the original decision (PDF, GOV.UK)
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