Flat 24, 141 Auckland Road, London, SE19 2RR
Condition: First floor flat let with cooker and fridge, without carpets/curtains and not recently modernised.
Evidence considered
- Three SE19 3-bed flat comparables (£2,747, £2,650, and an SE20 neighbouring postcode at £3,000) averaged by tribunal to around £2,499 pcm
- A 2-bed Auckland Road SE19 comparable at £2,100 pcm cited as supporting a baseline valuation
- Tenant relied on Local Housing Allowance rates (£345.21-£448.77/week) rather than comparable lettings, given limited weight
- Tribunal applied deductions of £150 each for lack of carpets/curtains and lack of recent modernisation from a £2,500 pcm starting valuation
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal assessed the market rent using its own expertise and the landlord's comparable evidence, particularly three SE19 three-bedroom flats averaging around £2,499 pcm, arriving at a starting valuation of £2,500 pcm for a modernised, well-presented equivalent. Because no schedule of condition was provided and the subject property lacked carpets, curtains and recent modernisation, deductions of £150 each were applied, reducing the rent to £2,200 pcm. The tenant's reliance on Local Housing Allowance rates was not treated as useful comparable evidence. The tribunal also delayed the effective date of the new rent to 1 June 2026 (rather than the date in the landlord's notice) due to the tenant's circumstances amounting to undue hardship.
Read the original decision (PDF, GOV.UK)
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