3rd Flr 2-4, Great Eastern Street, EC2A 3NW

What was argued and what the tribunal found

The appellant company challenged the rateable value of £40,750 (£250/m²) for third-floor office accommodation on a busy junction, proposing £35,000 (£198.90/m², adjusted to £216/m² at AVD). The tribunal found the subject property's actual rent of £32,500 (renewed at £34,500 in 2019) was the strongest evidence, representing unmodernised accommodation on a poor-quality junction location. Although the VO presented comparable properties let at higher rates (£394-£553/m²), the tribunal found these were better-quality refurbished offices in quieter locations with dedicated entrances, not directly comparable to the subject property. The tribunal allowed the appeal and reduced the RV to £35,000 effective 1 April 2017.

Summary generated from the decision text and checked against it. The appellant was Bucci Freight Services Ltd, represented.

Grounds argued

• Rental evidence · decisive
• Comparable assessments (tone)
• quality

Evidence

Rents, Photographs, tone_of_list_comparables

Cases cited

Lotus & Delta Ltd v Culverwell; Gardiner & Theobold LLP v Jackson

Hearing

7 April 2025

Similar decisions

• Second Floor North, 40 Clifton Street, EC2A 4DX — Allowed in part, 30 Apr 2026
• Third Floor North, 40 Clifton Street, EC2A 4DX — Allowed in part, 30 Apr 2026
• First Floor North, 40 Clifton Street, EC2A 4DX — Allowed in part, 30 Apr 2026
• Fourth Floor, 40 Clifton Street, EC2A 4DX — Allowed in part, 30 Apr 2026

All decisions in London Borough of Hackney · Offices nationally