3RD & 4TH FLRS 20 OLD BAILEY, EC4M 7BH
Office and Premises Decided 31 July 2025 CHG101121861 Savills
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 12 properties together; the figures above are for this appeal's property (3RD & 4TH FLRS, 20 Old Bailey, London EC4). Every property is listed below.
The 12 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 |
|---|---|---|---|---|
| PT LGND FLR, 20 Old Bailey, London EC4 | £242,000 | — | £260,000 | Allowed in part |
| PT GND FLR, 20 Old Bailey, London EC4 | — | — | £410,000 | Allowed in part |
| 1ST FLR, 20 Old Bailey, London EC4 | — | — | £890,000 | Allowed in part |
| 2ND FLR, 20 Old Bailey, London EC4 | — | — | £1,200,000 | Allowed in part |
| 2ND FLR, 20 Old Bailey, London EC4 | — | — | £1,200,000 | Allowed in part |
| 3RD & 4TH FLRS, 20 Old Bailey, London EC4This appeal | — | — | £2,330,000 | Allowed in part |
| 3RD & 4TH FLRS, 20 Old Bailey, London EC4 | — | — | £2,160,000 | Allowed in part |
| 3RD & 4TH FLRS, 20 Old Bailey, London EC4 | — | — | £2,330,000 | Allowed in part |
| PT GND FLR NORTH, 20 Old Bailey, London EC4 | — | — | £249,000 | Allowed in part |
| PT GND FLR NORTH, 20 Old Bailey, London EC4 | — | — | £230,000 | Allowed in part |
| PT GND FLR NORTH, 20 Old Bailey, London EC4 | — | — | £249,000 | Allowed in part |
| PT 5TH FLR WEST-9TH FLR, 20 Old Bailey, London EC4 | — | — | £3,270,000 | Allowed in part |
What was argued and what the tribunal found
The appellants argued that the rateable values in the 2017 rating list were unreasonable and sought reduction to £475 psm (later revised from £450 psm), later revised to £500 psm. The appellants relied on rental evidence from within the subject building, analysed comparables at 10 Old Bailey (£480 psm) and 60 Ludgate Hill (£550 psm), and argued for a distinction between newly built and refurbished properties. The tribunal found the existing assessment at £525 psm was unreasonable and, considering the evidence including photographs demonstrating the subject property was superior to 10 Old Bailey but inferior to 60 Ludgate Hill, determined the appropriate tone was £500 psm, reducing all subject properties accordingly.
Summary generated from the decision text and checked against it. The appellant was Metro Bank plc / Withers LLP / Phoenix Group / Barings, represented.
Grounds argued
- Comparable assessments (tone)
- Rental evidence
- Evidence
- Rents, Settled assessments, Photographs, Expert report
- Cases cited
- Dawn Bunyan (VO) v Acenden Limited [2023] UKUT 17 (LC); Gardiner & Theobald LLP v David Jackson (VO) [2018] UKUT 0253 (LC); Denton v TH White Ltd [2014] EWCA Civ 906
- Hearing
- 1 July 2025
Similar decisions
- LUTRON (INC 101-106 FENCHURCH STREET), PT 4TH F 52-54, LEADENHALL STREET, EC3A 2BJ — Allowed in part, 25 Sept 2026
- 5 TH FLR 1, BARTHOLOMEW LANE, EC2N 2AX — Dismissed, 10 Sept 2026
- Petronas Energy Trading Ltd, Petronas Energy Trading Ltd, EC4M 7AW — Dismissed, 20 Jul 2026
- Equistone Partners Europe Limited, PT 6TH FLR 60 Ludgate Hill, EC4M 7AW — Dismissed, 20 Jul 2026
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