7 Achilles Close, London, SE1 5HE
Part of itPre-Act rulesDecided 7 July 2026Case LON/00BE/MNR/2026/0278
Rent before
£1,325
a month
Matched in the decision textLandlord asked for
£1,600
+20.8% on the rent before
Matched in the decision textTribunal set
£1,450
+£125 a month (+9.4%)
Matched in the decision textBackdatedThe new rent took effect from 1 June 2026, before the decision was made. Backdating was allowed under the pre-Act rules.
In short
The landlord, BMR St James 2 Ltd, asked for a rent of £1,600 a month for a one-bedroom flat in SE1, up from £1,325 a month. The tribunal determined a market rent of £1,450 a month, effective from 1 June 2026, after valuing the property at £1,600 a month in modernised, good condition and deducting £150 for mould and damp, a defective heating system and dated kitchen units.
What decided it:Property conditionHardship
Both sides gave the tribunal comparable lettings.
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
- The tenant applied for a later start on hardship grounds
Where the figures came from
- Rent before
- “…nt takes effect 1 June 2026. REASONS FOR THE DECISION Background 1. On 30 March 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,600 per calendar month (pcm) in place of the existing rent of £1,325 per month to take effect from 1 June 2026. This being an increase of £275. 2. On 28 April 2026, under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord's n…”
- Asked for
- “…nt Determined £1,450 per calendar month Date the new rent takes effect 1 June 2026. REASONS FOR THE DECISION Background 1. On 30 March 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,600 per calendar month (pcm) in place of the existing rent of £1,325 per month to take effect from 1 June 2026. This being an increase of £275. 2. On 28 April 2026, under Section 13(4)(a) of the…”
- Tribunal set
- “…iew Estates Ltd Date of Application 28 April 2026 Type of Application Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Members Mr D Jagger MRICS Ms A Onigbode Date of Decision 7 July 2026 Rent Determined £1,450 per calendar month Date the new rent takes effect 1 June 2026. REASONS FOR THE DECISION Background 1. On 30 March 2026, the Landlord served a notice under Section 13(2) of the Housing Act 1988 whic…”
Other decisions in SE1
All of SE1- 3 Acanthus Drive London SE1 8BTPart of it, 1-bed flat, 2 Oct 2026, pre-Act rulesWas £1,121, asked £1,600£1,525Was £1,121, asked £1,600
- 56 Acanthus Drive, London, SE1 5HJStruck out, 29 Sept 2026No rent set
- 8 Abercorn Way, London, SE1 5HLStruck out, 29 Sept 2026No rent set
- 38 Acanthus Drive, London, SE1 5HJPart of it, 1-bed flat, 29 Sept 2026, pre-Act rulesWas £1,584, asked £1,900£1,700Was £1,584, asked £1,900
- 19 Achilles Close, St, James Road, SE1 5HEStruck out, 24 Sept 2026, pre-Act rulesNo rent set
- 37 Acanthus Drive, Bermondsey, London, SE1 5HHStruck out, House, 18 Sept 2026, pre-Act rulesNo rent set
- 4 Abercorn Way London, SE1 5HLPart of it, 2-bed maisonette, 18 Sept 2026, pre-Act rulesWas £1,629, asked £1,900£1,800Was £1,629, asked £1,900
- 24 Achilles Close, London, SE1 5HEPart of it, 2-bed maisonette, 8 Sept 2026, pre-Act rulesWas £1,627, asked £1,900£1,775Was £1,627, asked £1,900