2 Wakefield Gardens, Ilford, London, IG1 3SJ
Part of itPre-Act rulesDecided 28 April 2025Case LON/00BC/MNR/2025/0624
Rent before
£2,175
a month
Matched in the decision textLandlord asked for
£2,600
+19.5% on the rent before
Matched in the decision textTribunal set
£2,375
+£200 a month (+9.2%)
Matched in the decision textBackdatedThe new rent took effect from 1 January 2025, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord asked for a rent of £2,600 a month, up from £2,175 a month, for a three-bedroom house in IG1. The tribunal determined a rent of £2,375 a month, taking effect from 1 January 2025. It valued the property at £2,500 a month in good condition, made a 5% deduction for the tired decoration upstairs and other minor defects, gave very little weight to the asking-rent evidence from both sides, and did not accept the tenant's hardship argument.
What decided it:Property conditionComparables rejected
The panel relied mainly on its own knowledge of local rents.
Summary written by an AI model from the published decision and checked automatically for names and figures. How
Also in the decision
- The panel relied on its own knowledge of local rents
- The rent was reduced for the property's condition
Where the figures came from
- Rent before
- “…025 Background 1. The tenant lives in the property under a monthly, periodic assured tenancy. The landlord served on the tenant a Notice of Increase, dated 5 November 2024, proposing to increase the rent at the property from £2,175 per month to £2,600 per month with effect from 1 January 2025. 2. On 10 December 2024 the Tribunal received an application from the tenant, dated that day, referring the landlord's Notice of Increase to the t…”
- Asked for
- “…on : 28 April 2025 Date of reasons : 13 June 2025 REASONS FOR DECISION © CROWN COPYRIGHT 2025 Background 1. The tenant lives in the property under a monthly, periodic assured tenancy. The landlord served on the tenant a Notice of Increase, dated 5 November 2024, proposing to increase the rent at the property from £2,175 per month to £2,600 per month with effect from 1 January 2025. 2. On 10 December 2024 the Tribunal received an applica…”
- Tribunal set
- “…ess of Premises The Tribunal members were 2 Wakefield Gardens, Ilford, London, IG1 3SJ Mr O Dowty MRICS Mr L Packer Landlord Dr Riyaz & Mrs Saba Patel Address Tenant Dr Shaheena Batool & Mr Syed Ali Bin Athar Jaffery 1. The rent is: £ 2,375 Per Cal Month (excluding water rates and council tax but including any amounts in paras 3) 2. The date the decision takes effect is: 1 January 2025 3. The amount included for services is not applicab…”
Other decisions in IG1
All of IG1- Flat 608 Raphael House, 250 High Road, London, IG1 1YSPart of it, 1-bed flat, 31 Jul 2026, new rulesWas £1,450, asked £1,700£1,500Was £1,450, asked £1,700
- 21B The Dive, Ilford, London, IG1 3EZFlat, 1 May 2026, pre-Act rules£1,425
- 47 Audrey Road, Ilford IG1 2DYPart of it, 2-bed house, 8 Dec 2025, pre-Act rulesWas £2,100, asked £2,350£2,200Was £2,100, asked £2,350
- Flat C, 16 Beaufort Gardens, Ilford IG1 3DBPart of it, 1-bed flat, 29 Sept 2025, pre-Act rulesWas £850, asked £1,600£1,200Was £850, asked £1,600
- Flat 1 Ground Floor Flat, 5 Empress Avenue, Ilford, IG1 3DERent cut, Studio, 10 Jun 2025, pre-Act rulesWas £988, asked £1,250£935Was £988, asked £1,250
- 51 Castleview Gardens, Redbridge IG1 3QFFull increase, Room, 15 May 2025, pre-Act rulesWas £750, asked £825£825Was £750, asked £825
- Flat 1, 3 Holstock Road,London,IG1 1LGPart of it, 1-bed flat, 24 Mar 2025, pre-Act rulesWas £1,150, asked £1,550£1,400Was £1,150, asked £1,550
- 48 Lavender Place, Ilford IG1 2BEPart of it, 2-bed house, 18 Feb 2025, pre-Act rulesWas £1,530, asked £1,850£1,615Was £1,530, asked £1,850