Flat 16 Portsea Hall Portsea Place London W2 2BW
Condition: A dated studio flat with a basic, unmodernised kitchen and bathroom and damaged wall, floor and timber finishes in several areas.
Evidence considered
- Landlord's letting agent (Foxtons) report valuing the property at £2058 pcm and listing asking rents of £2500-£2925 pcm for five one-bedroom flats (49-55m2) in the same building, though none were studios and all appeared modernised
- Tenant provided around 50 photographs showing damage to walls, woodwork and floor finishes and a dated kitchen/bathroom
- Tribunal's own knowledge of market rents in the Portsea Place/Marble Arch area of Westminster
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal valued the property at £1900 pcm if it were fully fitted and in good condition, comparable to similar flats in the building let on the open market, based on the landlord's letting agent report and its own knowledge of the Portsea Place/Marble Arch area. It then deducted £400 pcm to reflect the basic/dated condition of the kitchen and bathroom and damaged wall, floor and timber finishes, arriving at £1500 pcm. The tenant's claimed undue hardship (benefits and health issues) did not reduce the rent but delayed the effective date to the date of the decision rather than the notice's proposed date.
Read the original decision (PDF, GOV.UK)
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