Flat 514, Edmund Point, 104-106 Scrubs Lane, London, NW10 6SG
Condition: Good condition two-bedroom fifth floor apartment with underfloor heating, double glazing, balcony and access to communal roof terrace, workspace and gym.
Evidence considered
- Tenant provided four Zoopla/Rightmove listings for two-bedroom flats asking £2,520-£2,650 pcm, but the Tribunal and Landlord noted issues with dating, size differences and comparability to the August market.
- Landlord provided five achieved rents for comparable lettings in the same development ranging £2,900-£2,990 pcm (one of which was the subject property itself and was disregarded).
- Landlord argued tenant's comparables were distorted by temporary oversupply from returned corporate-let flats, rent-free incentives, and non-comparable valuation dates.
- Tribunal relied on its own expert knowledge of local rental values alongside the submitted evidence.
Tenant submitted evidence: yes. Landlord submitted evidence: yes.
Tribunal's reasoning
The Tribunal considered both parties' comparable evidence but gave more weight to the landlord's achieved rents in the same development, discounting the tenant's lower asking-price listings as not reflecting true market conditions due to timing and supply distortions. Using its own expert knowledge, it concluded the market rent for the property in good condition was £2,990 pcm, finding no need for further adjustments, which matched the existing passing rent rather than the landlord's proposed increase.
Read the original decision (PDF, GOV.UK)
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