9 Waterden Road, Hackney, London, E20 3AN
Condition: Purpose-built ground floor flat in a five-storey block built in 2021, with central heating and double glazing, though the tenant reported ongoing maintenance issues with the boiler, kitchen and bathroom.
Evidence considered
- Landlord submitted a Rightmove 'Best Price Guide' schedule of one-bedroom flat comparables within 0.25 miles, ranging £2,500-£2,800 pcm
- Tribunal relied on its own general knowledge of rental values in the area
- No tenant comparable evidence submitted
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal determined the market rent based on the landlord's Rightmove comparable evidence (one-bedroom flats within 0.25 miles ranging £2,500-£2,800) together with its own knowledge and expertise, adopting the lower end of that range to reflect the property's condition as let (without white goods/curtains being improved). No adjustments were made from this figure, resulting in the rent matching the landlord's originally proposed increase.
Read the original decision (PDF, GOV.UK)
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