8 Davidson Road, Dartford, DA2 6FZ
Condition: Modern end-of-terrace house in a newly built, purpose-built-for-renters development with heat pump and double glazing, though tenant reported the heat pump was unreliable.
Evidence considered
- Tenant's Rightmove comparables (Jennings Close, Vaughan Close, Alfriston Close, Tidford Road, £1,950-£2,250pcm) - rejected as not within the unique housing estate, so not direct comparables
- Tenant evidence of high vacancy/turnover on the estate and screenshots of residents leaving due to rent increases - given weight by tribunal as indicating oversupply
- Landlord's Best Price Report comparables (Pelsey Close x2, Colemans Close, Shepherds Lane, £2,400-£2,450pcm) - given little weight as outside the unique estate and lacking type/size detail
- Landlord's recent lets/renewals within the same development (Stone Lodge Road, Heathcote Street, Minton Road, £2,275-£2,375pcm) - considered but limited detail provided
- Tribunal's own knowledge of a comparable 3-bed semi-detached house on the same road advertised by the landlord's agent at £2,300pcm with incentives, used as the key benchmark
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal gave little weight to both parties' comparables: the tenant's were outside the unique purpose-built-for-renters estate, and the landlord's lacked sufficient detail on property type/size and were largely from other developments. Drawing on its own knowledge of an advertised comparable property on the same road at £2,300pcm with move-in incentives, and noting tenant evidence of high vacancy/oversupply within the estate depressing demand, the tribunal set the market rent at £2,300pcm, below the landlord's proposed £2,375 but above the tenant's suggested £2,200. No adjustments were made for condition or improvements.
Read the original decision (PDF, GOV.UK)
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