Ground Floor Flat, 31 Daventry Street, London NW1 6TD LON/00BK/MNR/2025/0825
FIRST-TIER TRIBUNAL
PROPERTY CHAMBER (RESIDENTIAL PROPERTY)
Case No LON/00BK/MNR/2025/0825
Between
Mr Parviz SabouriApplicantMr Ahmed MalikRespondent
Before
Mr D Jagger MRICSNone Date of Objection : 1 May 2025 for the ApplicantNone for the RespondentDate 14 October 2025Property: Street, Marylebone, London NW1 6TDType of application: Section 13(4) Housing Act 1988 Mr D Jagger MRICS
DECISION
The Tribunal determines a rent of £1,950 per calendar month with effect from 7 May 2025. ____________________________________ SUMMARY REASONS Background[1]The Landlord served a notice under Section 13(2) of the Housing Act 1988 with an unknown date which proposed a new rent of £1,950 per month in place of the existing rent of £1,550 per month to take effect from 7 May 2025. This being an increase of £400 per month[2]On the 1 May 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent. 3.On the 19 August 2025, the Tribunal prepared Directions for the conduct of the case.[4]The parties did not request a hearing or an inspection to determine this matter and the Tribunal agreed with this arrangement. Therefore, this case was considered on the basis of the papers provided by the parties with the assistance of Rightmove and Google Maps. Evidence[5]The Tribunal has received a completed statement from both the tenant and the landlord. The parties did not provide any evidence in connection with comparable rental evidence in the area. Determination and Valuation[6]Having consideration of the evidence provided by the parties and our own expert, general knowledge of rental values in the Marylebone area, we consider that the open market rent for the property in good lettable condition with modern fittings and services would be £2,100 per month.[7]The Tribunal did not receive any substanial submissions from the parties regarding the condition of the property, however, using its own expertise, we consider a deduction of £150 per month should be applied to take into account the defective shower fitting and single glazed windows. This reduces the rental figure to £1,950 per month. It should be noted that this figure cannot be a simple arithmetical calculation and is not based on capital costs but is the Tribunal’s estimate of the amount by which the rent would need to be reduced to attract a tenant. 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 in its current condition was £1,950 per calendar month.[9]The Tribunal directs the new rent of £1,950 per month to take effect on the 7 May 2025. This being the date in the Landlord’s notice. Chairman: Duncan Jagger MRICS Date: 14 October 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. Case Reference : LON/00BK/MNR/2025/0825 Property : Ground Floor Flat, 31 Daventry Street, London NW1 6TD Tenant : Mr Parviz Sabouri Landlord : Mr Ahmed Malik Representative : None Date of Objection : 1 May 2025 Type of Application : Determination of a Market Rent sections 13 & 14 of the Housing Act 1988 Tribunal : Mr D Jagger MRICS Date of Summary Reasons : 14 October 2025 _______________________________________________ DECISION The Tribunal determines a rent of £1,950 per calendar month with effect from 7 May 2025. ____________________________________ SUMMARY REASONS Background[1]The Landlord served a notice under Section 13(2) of the Housing Act 1988 with an unknown date which proposed a new rent of £1,950 per month in place of the existing rent of £1,550 per month to take effect from 7 May 2025. This being an increase of £400 per month[2]On the 1 May 2025 under Section 13(4)(a) of the Housing Act 1988, the Tenant referred the Landlord’s notice proposing a new rent to the Tribunal for determination of a market rent. 3.On the 19 August 2025, the Tribunal prepared Directions for the conduct of the case.[4]The parties did not request a hearing or an inspection to determine this matter and the Tribunal agreed with this arrangement. Therefore, this case was considered on the basis of the papers provided by the parties with the assistance of Rightmove and Google Maps. Evidence[5]The Tribunal has received a completed statement from both the tenant and the landlord. The parties did not provide any evidence in connection with comparable rental evidence in the area. Determination and Valuation[6]Having consideration of the evidence provided by the parties and our own expert, general knowledge of rental values in the Marylebone area, we consider that the open market rent for the property in good lettable condition with modern fittings and services would be £2,100 per month.[7]The Tribunal did not receive any substanial submissions from the parties regarding the condition of the property, however, using its own expertise, we consider a deduction of £150 per month should be applied to take into account the defective shower fitting and single glazed windows. This reduces the rental figure to £1,950 per month. It should be noted that this figure cannot be a simple arithmetical calculation and is not based on capital costs but is the Tribunal’s estimate of the amount by which the rent would need to be reduced to attract a tenant. 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 in its current condition was £1,950 per calendar month.[9]The Tribunal directs the new rent of £1,950 per month to take effect on the 7 May 2025. This being the date in the Landlord’s notice. Chairman: Duncan Jagger MRICS Date: 14 October 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. First-tier Tribunal – Property Chamber File Ref No. LON/00BK/MNR/2025/0825 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 Ground floor flat, 31 Daventry Road, London NW1 6TD Mr D Jagger MRICS Landlord Mr Ahmed Malik Address First Floor, 214 Whitechapel Road, London E1 1BJ Tenant Mr Parviz Sabouri[1]The rent is: £ 1,950 Per Month (excluding water rates and council tax but including any amounts in paras 3)[2]The date the decision takes effect is: 7 May 2025 *3. The amount included for services is not applicable Per *4. Service charges are not included Date assured tenancy commenced 1 December 2020[6]Length of the term or rental period Monthly Assured Periodic Tenancy[7]Allocation of liability for repairs In accordance with agreement[8]Furniture provided by landlord or superior landlord Sofa, Bed, Fridge[9]Description of premises A converted ground floor flat forming part of a Victorian building, accommodation comprises one bedroom, living room, kitchen, bathroom. Chairman Duncan Jagger MRICS Date of Decision 14 October 2025 --- decision_2.pdf --- MR22 First-tier Tribunal – Property Chamber File Ref No. LON/00BK/MNR/2025/0825 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 Ground floor flat, 31 Daventry Street, London NW1 6TD Mr D Jagger MRICS Mr O Miller Landlord Mr Ahmed Malik Address First Floor, 214 Whitechapel Road, London E1 1BJ Tenant Mr Parviz Sabouri[1]The rent is: £ 1,755 Per Month (excluding water rates and council tax but including any amounts in paras 3)[2]The date the decision takes effect is: 7 May 2025 *3. The amount included for services is not applicable Per *4. Service charges are not included Date assured tenancy commenced 1 December 2020[6]Length of the term or rental period Monthly Assured Periodic Tenancy[7]Allocation of liability for repairs In accordance with agreement[8]Furniture provided by landlord or superior landlord Sofa-bed, dining table and chairs, white goods.[9]Description of premises A converted ground floor flat forming part of a Victorian building, accommodation comprises one bedroom, living room, kitchen, bathroom. Chairman Duncan Jagger MRICS Date of Decision 5 February 2026