Meeting Room 02 Level 24 The Shard 31, St Thomas Street, SE1 9RY
Serviced offices Decided 1 April 2025 CHG101088978 Avison Young
Figures are as stated in the decision, and are values in the 2017 list; a dash means the document does not state that figure. This judgement decided 50 properties together; the figures above are for this appeal's property (Meeting Room 02 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY). Every property is listed below.
The 50 properties in this decision
One judgement covered all of these appeals. Each property’s figures as the judgement states them (2017 list); this appeal’s property is highlighted.
| Property | Original RV | Sought | Tribunal decided | Outcome |
|---|---|---|---|---|
| Bar Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £8,800 | — | £8,300 | Allowed in part |
| Executive Club 24, The Shard, 31, St Thomas Street, London SE1 9RY | £98,500 | — | £93,500 | Allowed in part |
| Furniture Store 1 24 The Shard, 31, St Thomas Street, London SE1 9RY | £4,900 | — | £4,650 | Allowed in part |
| Furniture Store 2 24 The Shard, 31, St Thomas Street, London SE1 9RY | £9,600 | — | £9,100 | Allowed in part |
| Management Suite Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £5,900 | — | £5,600 | Allowed in part |
| Meeting Room 01 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £19,500 | — | £18,500 | Allowed in part |
| Meeting Room 02 Level 24, The Shard, 31, St Thomas Street, London SE1 9RYThis appeal | £17,750 | — | £16,750 | Allowed in part |
| Meeting Room 03 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £18,000 | — | £17,000 | Allowed in part |
| Meeting Room 04 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £16,500 | — | £15,750 | Allowed in part |
| Meeting Room 05 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £11,250 | — | £10,750 | Allowed in part |
| Meeting Room 06 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £13,500 | — | £12,750 | Allowed in part |
| Meeting Room 07 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £13,250 | — | £12,500 | Allowed in part |
| Meeting Room 08 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £31,750 | — | £30,000 | Allowed in part |
| Pantry Store, Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £4,150 | — | £3,950 | Allowed in part |
| Phone Booth 1 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £2,900 | — | £2,750 | Allowed in part |
| Phone Booth 2 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £2,500 | — | £2,375 | Allowed in part |
| Phone Booth 3 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £2,800 | — | £2,650 | Allowed in part |
| Post Room Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £8,700 | — | £8,200 | Allowed in part |
| Reception Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £5,900 | — | £5,600 | Allowed in part |
| Store 1 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £5,500 | — | £5,300 | Allowed in part |
| Store 2 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £9,700 | — | £9,200 | Allowed in part |
| Suite 2402 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £31,750 | — | £30,000 | Allowed in part |
| Suite 2403 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £35,750 | — | £34,000 | Allowed in part |
| Suite 2404 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £35,500 | — | £33,750 | Allowed in part |
| Suite 2405 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £35,500 | — | £33,750 | Allowed in part |
| Suite 2406 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £28,250 | — | £27,000 | Allowed in part |
| Suite 2407 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £29,750 | — | £28,250 | Allowed in part |
| Suite 2408 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £29,250 | — | £27,750 | Allowed in part |
| Suite 2409 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £33,750 | — | £32,000 | Allowed in part |
| Suite 2410 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £31,000 | — | £29,250 | Allowed in part |
| Suite 2411 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £28,500 | — | £27,000 | Allowed in part |
| Suite 2412 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £42,750 | — | £40,500 | Allowed in part |
| Suite 2413 Level 24, The Shard, 31, St Thomas Street, London SE1 9RY | £41,000 | — | £39,000 | Allowed in part |
| Suite 2501 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £30,000 | — | £28,500 | Allowed in part |
| Suite 2502 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £28,000 | — | £26,500 | Allowed in part |
| Suite 2503 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £53,000 | — | £50,000 | Allowed in part |
| Suite 2504 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £32,750 | — | £31,000 | Allowed in part |
| Suite 2505 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £30,500 | — | £29,000 | Allowed in part |
| Suite 2506 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £48,750 | — | £46,250 | Allowed in part |
| Suite 2507 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £28,250 | — | £26,750 | Allowed in part |
| Suite 2508 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £40,750 | — | £38,750 | Allowed in part |
| Suite 2509 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £35,000 | — | £33,250 | Allowed in part |
| Suite 2510 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £31,000 | — | £29,250 | Allowed in part |
| Suite 2511 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £31,500 | — | £31,500 | Dismissed |
| Suite 2512 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £65,500 | — | £65,500 | Dismissed |
| Suite 2513 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £32,000 | — | £30,250 | Allowed in part |
| Suite 2514 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £30,250 | — | £28,750 | Allowed in part |
| Suite 2515 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £51,500 | — | £49,250 | Allowed in part |
| Suite 2516 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £42,500 | — | £40,250 | Allowed in part |
| Suite 2517 Level 25, The Shard, 31, St Thomas Street, London SE1 9RY | £87,500 | — | £83,000 | Allowed in part |
What was argued and what the tribunal found
The appellant sought a reduction to the rateable values of 50 serviced office suites at The Shard based on a base price of £500/m² rather than the £550/m² used in the original valuation, and argued that the tower uplift should not apply to southern-facing suites. Following analysis of the rent passing on the subject property and comparable assessments, the tribunal found the valuation officer's analysis of the subject rent in accordance with Bunyan v Acenden, which requires amortisation of rent-free periods over the full lease term absent a break clause, to be more reliable. The tribunal rejected the appellant's arguments on the tower uplift as lacking supporting evidence. The tribunal allowed the appeals in part by granting the 5% end allowance for material change of circumstances that the valuation officer had conceded, but dismissed the appeals in respect of two suites that had already benefited from such an allowance.
Summary generated from the decision text and checked against it. The appellant was The Office Group Holdings Ltd, represented.
Grounds argued
- Rental evidence
- Comparable assessments (tone)
- Valuation method · decisive
- Change of circumstances
- Change of circumstances
- demolition and reconstruction of Fielden House
- Evidence
- Rents, Settled assessments, Measurement survey, Photographs
- Cases cited
- Lotus & Delta v Culverwell; Bunyan (VO) v Acenden Limited; Specialeyes Plc v Felgate
- Hearing
- 5 March 2025
Similar decisions
- 2 ND FL 96-108, GREAT SUFFOLK STREET,, SE1 0BE — Allowed, 25 Nov 2025
- GND FL 96-108, GREAT SUFFOLK STREET,, SE1 0BE — Allowed, 25 Nov 2025
- The Salvation Army, 101 Newington Causeway, SE1 6BN — Allowed, 12 Nov 2025
- Lotus Group Ltd, 37-39 Queen Elizabeth Street, SE1 2BT — Dismissed, 30 Oct 2025
All decisions in London Borough of Southwark · Offices nationally
Is your own rateable value in line?
A free check compares a property with the assessments around it and says plainly whether there is anything worth pursuing.
Check a propertyThe tribunal’s decision in full
Decision © Crown copyright, published by the Valuation Tribunal Service under the Open Government Licence v3.0 and reproduced unaltered. This site does not index the names of private individuals that appear in decisions. Information, not advice.