79 Watcombe Road, London, SE25 4XA
Pre-Act rulesDecided 7 April 2025Case LON/00AH/MNR/2024/0643
Rent before
£1,083
a month
Model-assisted readingLandlord asked for
—
Withheld: our two readings disagreed
Tribunal set
£1,121
+£38 a month (+3.5%)
Matched in the decision textThe new rent takes effect from 25 October 2025.
In short
The landlord proposed raising the rent on a three-bedroom house in SE25 from £250.00 a week to £265.00 a week. The tribunal inspected and decided on the papers, setting the rent at £258.71 a week. It valued the house at £507.58 a week in good condition, then made a 49% deduction for lack of modernisation, damp and disrepair; the landlord sent no submissions.
What decided it:Property conditionA party didn't respond
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
- Asked for
- “…Date of Full Reasons : 7 April 2025 STATEMENT OF FULL REASONS ON AN APPLICATION FOR DETERMINATION OF A MARKET RENT UNDER S. 13 AND 14 OF THE HOUSING ACT 1988. REASONS Background 1. On 1 August 2024 the landlord served a Notice under Section 13(2) of the Housing Act 1988 proposing an increase in the rent of the above property from the passing rent of £250.00 per week to £265.00 per week. 2. On 12th September 2024 the tenant made an appli…”
- Tribunal set
- “…rmination) Housing Act 1988 Section 14 Address of Premises The Tribunal members were 79 WATCOMBE ROAD LONDN SE25 4XA J A NAYLOR FRICS Landlord GRAINGER PLC BRADFORD PROPERTY TRUST LTD Address Tenant SUSAN JANE LYTTLE 1. The rent is: £ 258.71 Per WEEK (excluding water rates and council tax but including any amounts in paras 3) 2. The date the decision takes effect is: 25th October 2025 *3. The amount included for services is/is negligibl…”
Other decisions in SE25
All of SE25- Room 10, 14 Tennison Road, Selhurst, London, SE25 5RTAbove the ask, 2-bed house, 28 Nov 2025, pre-Act rulesWas £625, asked £695£725Was £625, asked £695
- 41 Cobden Road, South Norwood, London, SE25 5NYPart of it, 2-bed flat, 18 Sept 2024, pre-Act rulesWas £1,500, asked £2,000£1,600Was £1,500, asked £2,000