Rent cutPre-Act rulesDecided 11 December 2025Case LON/00AF/MNR/2025/0942
Rent before
£1,450
a month
Matched in the decision textLandlord asked for
£1,675
+15.5% on the rent before
Matched in the decision textTribunal set
£1,350
−£100 a month (-6.9%)
Matched in the decision textIn short
The landlord proposed a rent of £1,675 a month, up from £1,450 a month, for a two-bedroom flat in SE20. The tribunal determined a rent of £1,350 a month from 1 September 2025, which is a reduction. It valued the flat at £1,500 a month in good condition, based on a neighbouring flat in the same block, but applied an approximate 10% deduction because of its condition, including an outmoded kitchen and mould from leaks.
What decided it:Property conditionComparables rejected
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
Where the figures came from
- Rent before
- “…, the rent was payable monthly in advance, on the first day of each month. 3. The landlord served a notice dated 9th July 2025 under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,675.00 per month in place of the existing rent of £1,450.00 per month, to take effect from 1 st September 2025. 4. The rent does not include council tax and water charges. 5. The tenancy is subject to the implied repairing obligations at…”
- Asked for
- “…. Under the terms of the fixed term tenancy, the rent was payable monthly in advance, on the first day of each month. 3. The landlord served a notice dated 9th July 2025 under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,675.00 per month in place of the existing rent of £1,450.00 per month, to take effect from 1 st September 2025. 4. The rent does not include council tax and water charges. 5. The tenancy is subj…”
- Tribunal set
- “…on of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal Member : Judge Tueje Mrs J Rodericks MRICS Date of reasons : 11th December 2025 _______________________________________________ DECISION The Tribunal determines a rent of £1,350 per month with effect from 1 st September 2025 ____________________________________ This determination contains the Tribunal's decision, and its extended reasons for that decision EXTENDED REA…”
Other decisions in SE20
All of SE20- 2 Melbourne Court, Anerley Road, London SE20 8ASPart of it, 1-bed flat, 7 Jul 2026, pre-Act rulesWas £1,300, asked £1,450£1,375Was £1,300, asked £1,450
- 113a Croydon Road Penge London SE20 7TT3-bed flat, 21 May 2026, pre-Act rulesWas £1,098, asked £1,950—Was £1,098, asked £1,950
- 8 Limewood Mews, Bromley London SE20 8FPPart of it, 3-bed house, 2 Sept 2025, pre-Act rulesWas £1,800, asked £2,200£2,100Was £1,800, asked £2,200
- 72 Melbourne Court Anerley Road, London SE20 8AT1-bed flat, 31 Jan 2025, pre-Act rules£1,280