In determining what rent is, or would be1, a fair rent under a regulated tenancy2 of a dwelling house, regard must be had3 to all the circumstances4, other than personal circumstances5, and in particular to:
(1) the age, character6, locality7 and state of repair8 of the dwelling house9;
(2) if any furniture is provided for use under the tenancy, the quantity, quality and condition of the furniture10; and
(3) any premium11, or sum in the nature of a premium, which has been or may be lawfully required or received on the grant, renewal, continuance or assignment of the tenancy12.
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