50 Nouveau House, 34 Fyfield Road EN1 3FS LON/00AK/MNR/2025/0795

FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00AK/MNR/2025/0795
Between
Mr Uzoka OkonyiaApplicantMagic Living LimitedRespondentMr Uzoka OkonyiaTenant
Before
Ian B Holdsworth FRICSRICS Registered ValuerDate 12 September 2025Property: Flat 50, Noveau House, 34 Fyfield Road, Enfield EN1 3FS, Magic Living

DECISION

The Tribunal determines a rent of £1,500 per calendar month with effect from 12 September 2025. ____________________________________ © CROWN COPYRIGHT 2023 SUMMARY REASONS Background[1]On 4 April 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,500 in place of the existing rent of £1,125 per month to take effect from 13 May 2025.[2]The Tenant referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent. Inspection[3]The Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties. Evidence[4]The Tribunal has consideration of the written submissions provided by the Tenant and the Landlord. Determination and Valuation[5]Having consideration of the comparable evidence proved by the parties and of our own expert, general knowledge of rental values in the area, we consider that the open market rent for the property in its would be in the region of £1,530 per calendar month. From this level of rent we have made adjustments to reflect any tenant improvements, tenant furniture and floor coverings, dilapidation and obsolescence at the property. The full valuation is shown below: Decision[8]The Tribunal therefore determined that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under an assured tenancy was £1,530 per calendar month.[9]The Tribunal directed the new rent of £1,500 to take effect on 12 September 2025. The Tribunal was satisfied that a starting date of that specified in the Landlord’s notice would cause the tenant undue hardship. Details of likely hardship arising from the rent increase were given by the tenant. Chairman: Ian B Holdsworth Date: 12 September 2025 APPEAL PROVISIONS These summary reasons are provided to give the parties an indication as to how the Tribunal made its decision. If either party wishes to appeal this decision, they should first make a request for full reasons and the details of how to appeal will be set out in the full reasons. Any subsequent application for permission to appeal should be made on Form RP PTA. You can only appeal if the First-tier Tribunal decision was wrong on one or more points of law and you must say why the First-tier Tribunal was wrong in law. First-tier Tribunal – Property Chamber File Ref No. LON/00AK/MNR/2025/0795 Notice of the Tribunal Decision and Register of Rents under Assured Periodic Tenancies (Section 14 Determination) Housing Act 1988 Section 14 Address of Premises The Tribunal members were Flat 50, Noveau House 34 Fyfield Road Enfield EN1 3FS Ian B Holdsworth FRICS RICS Registered Valuer Landlord Magic Living Ltd Address Magic House, 5-11 Green Lanes, Palmers Green, London, N13 4TN Tenant Mr Uzoka Okonyia[1]The rent is: £ 1500 Per Month (excluding water rates and council tax but including any amounts in paras 3)[2]The date the decision takes effect is: 12 September 2025 *3. The amount included for services is/is negligible/not applicable Nil Per Month Date assured tenancy commenced 14th February 2025 Length of the term or rental period Monthly[7]Allocation of liability for repairs In accordance with Agreement terms[8]Furniture provided by landlord or superior landlord None[9]Description of premises A third floor studio flat in purpose built offices constructed in 1980’s, since converted in 2022 into 76 small studio flats. Located in Enfield Town adjacent railway station and bus routes. Block is on 4 levels excluding any basement. Brick wall finish, lead mansard roofing to 4th floor. Flat is a single room/ kitchen with shower/Wc. with approximately 22m2 GIA. Double glazed windows. Under floor heating provided from communal system. On road parking restrictions and no off street parking. Lift in block. Chairman Ian B Holdsworth Date of Decision 12 September 2025 --- decision_2.pdf --- 1 Case Reference : LON/00AK/MNR/2025/0795 Property : 50 Nouveau House, 34 Fyfield Road EN1 3FS Tenant : Mr Uzoka Okonyia Landlord : Magic Living Limited Date of Objection : 27 June 2025 Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal : Ian B Holdsworth FRICS RICS Registered Valuer Date of Summary Reasons : 12 September 2025 _______________________________________________ DECISION The Tribunal determines a rent of £1,500 per calendar month with effect from 12 September 2025. ____________________________________ © CROWN COPYRIGHT 2023 FIRST - TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) 2 SUMMARY REASONS Background[1]On 4 April 2025 the Landlord served a notice under Section 13(2) of the Housing Act 1988 which proposed a new rent of £1,500 in place of the existing rent of £1,125 per month to take effect from 13 May 2025.[2]The Tenant referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent. Inspection[3]The Tribunal did not inspect the property but considered this case on the basis of the papers provided by the parties. Evidence[4]The Tribunal has consideration of the written submissions provided by the Tenant and the Landlord. Determination and Valuation[5]Having consideration of the comparable evidence proved by the parties and of our own expert, general knowledge of rental values in the area, we consider that the open market rent for the property in its would be in the region of £1,530 per calendar month. From this level of rent we have made adjustments to reflect any tenant improvements, tenant furniture and floor coverings, dilapidation and obsolescence at the property. The full valuation is shown below: 3 Decision[8]The Tribunal therefore determined that the rent at which the subject property might reasonably be expected to be let in the open market by a willing Landlord under an assured tenancy was £1,530 per calendar month.[9]The Tribunal directed the new rent of £1,500 to take effect on 12 September 2025. The Tribunal was satisfied that a starting date of that specified in the Landlord’s notice would cause the tenant undue hardship. Details of likely hardship arising from the rent increase were given by the tenant. Chairman: Ian B Holdsworth Date: 12 September 2025 APPEAL PROVISIONS These summary reasons are provided to give the parties an indication as to how the Tribunal made its decision. If either party wishes to appeal this decision, they should first make a request for full reasons and the details of how to appeal will be set out in the full reasons. Any subsequent application for permission to appeal should be made on Form RP PTA. You can only appeal if the First-tier Tribunal decision was wrong on one or more points of law and you must say why the First-tier Tribunal was wrong in law.