As Chancellor Rachel Reeves seeks to find £50bn to plug the Government’s financial black hole, speculation over potential new taxes on homeowners have revealed that downsizers could be in the firing line at the next Budget. Head of The Buying Solution, Will Watson, shares his insights with Maya Wilson Autzen from The Telegraph.
Sarah Frances Kelley for The Buying Solution
With the Chancellor reportedly considering replacing stamp duty with a new tax on sellers of homes over £500,000, it has also been suggested that the Government could charge capital gains tax on primary residences worth more than £1.5m.
As a result, homeowners are now considering delaying selling until a new government (they hope) is in place – a decision which would limit stock levels further still, says Will Watson in The Telegraph.
While some buyers are happy to pay a premium for a prestigious postcode, there is often far better value to be had nearby, our Cotswolds Partner Harry Gladwin tells Hugh Graham at The Times.
Sarah Frances Kelley for The Buying Solution
The wrong combination of letters and numbers in a Cotswold property’s address can completely deter some buyers, while others are willing to pay a six-figure premium simply for the GL postcode. Yet in the nearby villages of Warwickshire you can find the same charming honeyed-stone cottages and rolling views for significantly less, says Harry Gladwin in The Times.
For a growing number of UK property owners, proximity to Britain’s cultural and sporting calendar is proving more than incidental – it’s quietly generating meaningful seasonal income. From the polo season in Sussex to music festivals in Somerset, the property market near major regional events holds not just lifestyle value but the potential for short bursts of high-yield rental opportunities, as our Partners explain.
Across the country, homeowners are increasingly leveraging a pattern of short-term lets tied to key events. These aren’t year-round investment properties, but well-located second homes and country houses with ancillary accommodation whose seasonal demand is driving interest from tenants prepared to pay a premium – for a month, a week, or even a weekend.
Polo, Property and High-Value Tenancies
Nowhere is this clearer than around Cowdray Park in Midhurst, West Sussex, one of the UK’s most prestigious polo venues. “People rent out their houses, farm buildings and land to incoming polo teams,” says Mark Lawson, our High Value Residential and Rural Estates Partner. “If you’ve got a farm with appropriate buildings and a house, you can make a huge amount of money over a three-month period.”
It’s a pattern echoed throughout the polo season, which draws teams, patrons, support staff and international guests from March to August. Katherine Watters, our Southern Home Counties Partner, says: “Rentals around Midhurst and Petworth during polo season are huge. Rents increase by around 70%, and demand spans everything from grooms’ accommodation to larger family houses for the patrons themselves.”
She also notes the growing market for post-season use of land. “There’s been a real uptick in people renting land to wintering polo ponies. They don’t need access to huge grazing, but they do need to be locally based for daily checks. Some owners take that on themselves, and it becomes a six-month income stream.”
Shooting Season Demand: Exmoor to Northumberland
Polo is just one part of the seasonal economy. The driven shooting calendar is creating a parallel income opportunity – especially for larger houses in regions with world-class moors and woodland. “People certainly rent out their big country houses to travelling American shooting parties,” says Mark. “They want their own house, complete privacy, and they bring their own staff and cooks. They’ll pay significant amounts to stay near top-tier shoots.”
Prime locations include Exmoor, Wiltshire and Northumberland – areas with multiple access points to renowned estates. Properties with heritage features, self-contained guest accommodation and local shoot connections are particularly in demand. “They come over for a week or two,” Lawson explains, “base themselves in one place, and travel around. If you’re positioned well, the income can be substantial.”
While many of these agreements are informal and discreet, high-end tenancies often involve robust private contracts. “At that level, everything needs to be precise,” adds Harry Gladwin, our Cotswolds Partner. “These owners expect their property to look untouched when they return.”
Short-Term Demand with Long-Term Appeal
From Henley-on-Thames to Glastonbury, homeowners are increasingly capitalising on the surge in demand tied to Britain’s summer event calendar.
“People rent out their homes for those five days and leave the area,” says Lawson, referencing Glastonbury Festival. “It’s financially worthwhile and a good time to avoid traffic and crowds.” In one instance, a client in the music industry purchased a second home nearby purely to host guests and entertain during the festival week.
For homeowners in and around Henley, demand builds across multiple regattas, culminating in the six-day Royal Regatta. “You find annexes fitted with rows of single beds for rowers,” says Jemma Scott, our North Home Counties Partner. “It’s highly organised. Some owners are retired couples, others are entrepreneurial young families who leave for the week. It can easily cover the cost of a summer holiday.”
Ascot sees similar demand across the summer racing and polo season, where houses with land or adaptable outbuildings are sought after for temporary use.
Jemma points out that for most in her region, the motivation isn’t investment in the traditional sense. “For many owners, it’s pin money – it pays for a holiday – but it speaks to the enduring appeal of these English towns and villages in and around Henley, Marlow, Ascot and Windsor. People want to participate, to feel part of it. It’s invigorating, almost a legacy. The seasonal rental value just adds another layer of appeal.”
The Cotswolds: From Event-Driven to Year-Round Yield
Unlike the more event-specific rental windows in Henley or Cowdray, the Cotswolds has evolved into a year-round short-let market. “People absolutely do it for the money,” says Harry Gladwin. “There’s huge demand – some are paying tens of thousands of pounds a day.”
The draw is no longer just events like the Big Feastival near Kingham or Wilderness near Charlbury, but a broader lifestyle trend. “People want to visit Soho Farmhouse, Estelle Manor or Daylesford and want proximity but may want their own space, rather than staying there. Some owners now routinely rent out their main homes for summer and relocate locally for a few weeks. The income covers their own holiday and often more.”
Gladwin notes that these lets span from modest Airbnb stays to private, high-value arrangements. “There’s a broad range – from a few hundred pounds a night through to five figures. The more exclusive houses are rarely advertised. They’re let privately through networks with staff already in place and very high standards, but everyone is doing it at every level. And why wouldn’t you?”
Wimbledon and London Event Lettings
In south-west London, the Wimbledon Championship’s expanded tennis calendar has long had a tangible impact. “It’s now a month-long window – with the HSBC Championship at The Queen’s Club, early arrivals and the tournament itself,” says James Burridge, our London Partner. “Players and sponsors – brands like Rolex, IMG, Evian – are booking properties well in advance.”
While he notes that many homeowners with prestigious homes in Wimbledon Village are reluctant to let due to concerns over property wear, the premium on offer can be persuasive. “It’s not a core investment strategy,” James adds, “but it does provide optional income, particularly when paired with other events like the Open Golf or London’s summer arts season.”
The same dynamic applies in Chelsea, where events like the Chelsea Flower Show drive short-term Airbnb interest. “It’s a multi-purpose demand in London during the summer months, with culture, sport and business travel all overlapping,” says James.
Flexible Ownership with a Return
Across all regions, one consistent theme emerges: owners are increasingly looking for versatility – properties that provide enjoyment and, when required, deliver income.
“You wouldn’t buy a house in Wimbledon just for the Championships,” says Katherine. “But if you’re buying anyway, having the option to let for a month makes a lot of sense.”
Jemma sees it as part of a broader recalibration. “Buyers today want properties that can work harder. A good location, strong local schools, National Landscape status – but also event access and letting potential. It’s no longer enough just to have a good train into London.”
Lawson agrees: “The events put these places on the map, but the income opportunity is now part of the conversation. These aren’t traditional buy-to-lets – they’re flexible assets. And people are increasingly running the numbers.”
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From artisan bakeries and chichi cafés to independent boutiques and premium gyms, our high streets are becoming ever more curatedaccording to a recent article inthe Financial Times, featuring expert comment from our Partner Harry Gladwin.
Sarah Frances Kelley for The Buying Solution
Talking to journalist Cathy Hawker, our Head of the Cotswolds region, Harry, told her that outside of London, the practical is blending with the premium. He cites Groves Yard in Milton-under-Wychwood in the Cotswolds as a place where shoopers can stock up on lightbulbs, order a set of curtains, enjoy lunch, buy a oaf of freshly-baked bread, have a manicure and even visit the dentist.
With their blend of community, countryside and convenience, the villages peppering the Surrey Hills are perennially popular with families and downsizers alike, writes our Southern Home Counties Partner Katherine Watters, a lifelong resident
As a property buying agent born and bred in the Surrey Hills, I’ve had the privilege of guiding countless families, couples and individuals through their search for the perfect home in this unique corner of England.
Whether Shamley Green, Wonersh, Hascombe, Holmbury St Mary, Shere or Abinger, the enduring appeal of these villages remains as strong today as it was when I first began my career, if not stronger. In an age when lifestyles are increasingly shaped by hybrid working, wellness and a yearning for community, these villages offer the ideal balance.
A Place for All Stages of Life
One of the most striking features of the Surrey Hills property market is how it supports homeowners through all stages of life. Families often start on the edge – perhaps in Wonersh Park or the immediate Guildford villages – then scale further into the hills as their needs and resources grow. Later, the pattern reverses: downsizers tend to gravitate back towards the larger villages, seeking amenities and social connections. With excellent schools, sporting clubs, and annual events such as village fetes and dog shows, these communities appeal to every generation.
Shamley Green: The Quintessential Surrey Village
If one village epitomises what buyers seek in the Surrey Hills, it is surely Shamley Green. Time and again, clients relocating from southwest London (who 10 years ago made up 70 per cent of my clients, while today the majority are already based here) are immediately charmed by it. The village green, with its duck pond, period homes and cricket pitch overlooked by the Red Lion Inn, the thriving local pub, conjures a quintessentially English scene. Even the cherry tree beside the local bus stop is a draw, reliably flooding social media with its blossom each spring.
Yet Shamley Green’s appeal lies in its balance; it is bucolic with a lot going on. Here, you are on the edge of true countryside and feel part of village life, yet close enough to Guildford’s mainline station to reach London in under an hour if you time it right. There is a very active village hall, and the ever popular café Forge on the Green has become a real hub for locals. And from the village itself, bridleways and footpaths rise into the Surrey Hills, offering superb walking, cycling and riding opportunities. Add in good schools – Longacre School, Cranleigh, and St Catherine’s School in neighbouring Bramley – and it’s no wonder Shamley Green sits high on most Surrey buyers’ lists.
Wonersh and the Stepping Stones of Suburban-Rural Life
Adjacent to Shamley Green is Wonersh, another pretty gem that provides a slightly different flavour. More of a suburb of Guildford, Wonersh is often seen as a stepping stone for those moving out of London. Wonersh Park is particularly popular with families, offering substantial detached houses with generous gardens, often half an acre or more within a gated estate where children can safely roam and visit friends. For many, this is the first move before venturing further into the Surrey Hills proper.
What Wonersh shares with Shamley Green is a community spirit, bolstered by excellent local schools and sporting clubs such as Blackheath Cricket Club – a cherished Friday night fixture for families. The village hall hosts events, the local pub The Grantley Arms has upped its game to become a destination in its own right, and footpaths from the village lead you directly into the hills.
The Higher Surrey Hills: For Those Who Truly Embrace the Countryside
Beyond the commuter-friendly villages lie the elevated hamlets of Holmbury Saint Mary, Peaslake, Shere and Abinger. These spots are beloved by those who want to feel fully nestled in the hills, and the access to the Hurtwood – the largest area of common land in Surrey – and Leith Hill is unrivalled. This is prime territory for walkers, cyclists and riders – and increasingly, for those who work from home and commute to London just once or twice a week.
Shere, in particular, has gained a certain fame – its charming high street and duck pond featured in the 2006 romantic comedy film The Holiday, drawing visitors and would-be homeowners alike. Yet, for all their prettiness, these villages retain vibrant, close-knit communities, supported by good local schools and thriving pubs that have transformed into high-quality gastropubs and destination dining spots.
Resilience Against Overdevelopment
In an age where housing development looms large across the South East, the Surrey Hills enjoys a level of protection that buyers find reassuring. One of the first areas in the UK to be designated an Area of Outstanding Natural Beauty in 1958, it is 163 square miles now known as the Surrey Hills National Landscape, and development is constrained. While small-scale building may occur, large housing estates are rare, preserving the character of these cherished villages. The allure of this protection is not lost on buyers: in a climate of uncertainty, people are drawn to places where the landscape – and by extension, their investment – is safeguarded.
The Enduring Magnetism of Community and Countryside
Much has changed since the pandemic reshaped how we live and work. Yet the fundamental draw of the Surrey Hills villages remains: beautiful surroundings, access to nature, a sub-one-hour commute, and a strong sense of community. Increasingly, clients tell me they value feeling part of something – whether that’s a school gate network, a cricket club, or simply a friendly local WhatsApp group. The Surrey Hills offers the outdoorsy, active lifestyle that many dream of – without cutting ties to London.
As someone who grew up here and returned like a homing pigeon, that is its enduring magic. Once you make your home here, you really won’t want to leave.
Katherine Watters is The Buying Solution’s Partner in the Southern Home Counties
For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.
It’s a testing environment in the prime country house market, Idina Glyn of Mishcon de Reya reports for PrimeResi, with insights from our Partners Mark Lawson and Harry Gladwin.
Speaking to Idina Glyn, Partner in the Private Group at Mishcon de Reya, specialising in advising landed estates, UHNW individuals, rural businesses, and charities, Mark said: “After over 30 years of selling and buying in the country, I have never known such a challenging marketplace.”
Harry notes: “here’s a noticeable flight to quality: buyers are more discerning, less willing to compromise, and very value-conscious, so anything that’s compromised – whether on location, presentation or condition – is sticking.”
As the modern Palladian revival country house Daisy Green in Wotton-under-Edge, Gloucestershire, goes on the market, a recent article in Robb Report shares expert insight from our Cotswolds Partner Harry Gladwinon what the modern Cotswold buyer wants.
Boz Gagovski Photography
It may look like an exceptionally well-preserved 18th-century Cotswolds villa, but Daisy Green in Gloucestershire dates, in fact, to 2011 and was built by the artist and designer Susanna White of Studio Whiteworks and her husband, John.
Writing in Robb Report, journalist Abby Montanez reports that today’s Cotswold buyers seek traditional beauty with modern comfort – and more than just a weekend escape, quoting Harry Gladwin, Head of the Cotswolds Region at The Buying Solution.
For many homeowners, downsizing marks the start of a new chapter – not a step back, but a chance to simplify and refocus. With the right advice, the process can be practical, efficient and surprisingly rewarding, writes Georgina Neil, our Cotswolds Buying Agent
After decades spent enjoying a large family home – typically bought when owners were in their 40s – many find that the once distant plan of downsizing suddenly becomes an urgent necessity when they reach their 70s or 80s.
Without preparation, this shift can feel rushed, emotionally taxing and costlier than expected. But approached early and on one’s own terms, with time, clarity and expert advice, downsizing can offer not only freedom but genuine enjoyment and the promise of a fresh start.
In my experience, the most successful moves happen before they become a necessity. Clients who downsize while they are still in robust good health and can carefully consider what really matters without the pressure of illness, bereavement or financial strain usually fare best. Crucially, they can take the time to get it right.
But downsizing is rarely as straightforward – or as cost-saving – as some might expect. In prime markets like the Cotswolds, competition is fierce. At the £1.5m to £3m level, the best houses – on the edge of a village, with views, privacy and a manageable garden – often sell off-market and fast. Many clients arrive assuming they can buy a scaled-down version of their family home, complete with drawing room, dining room and space for grand furniture. As a result, many are surprised to find how little £2m now buys when expectations are shaped by a larger, older house.
Successful downsizers quickly learn that priorities must shift. Energy efficiency, ease of maintenance and future-proofing win out over period features and sprawling grounds. The flexibility which comes with lock-up-and-leave security, a sensible garden, practical location and no requirement for staff becomes increasingly attractive.
This is not simply observation. According to new research from the Open Property Data Association (OPDA), older homeowners are increasingly ready for this kind of change. More than a third (34%) of those aged 65–74 who bought in the last five years chose to downsize, rising to nearly half (47%) of those aged 75 and over. The appetite for simpler living is clear. Yet the barriers remain: long transaction times are cited as the main frustration by 55% of buyers aged 65–74 – and by a striking 68% of those over 75. Many would welcome more efficient, digital processes to reduce the stress and delay that so often dog these moves.
These frustrations highlight why working with an experienced buying agent has never been more valuable. For many later-life movers, this may be the first time they’ve navigated the property market in 30 or 40 years – a period during which prices, processes and expectations have changed dramatically. A good buying agent brings market insight, negotiation skill, and crucially, access to properties that may never reach the open market. But beyond that, we act as a steady hand, guiding our clients through unfamiliar territory, helping to prioritise needs over wants, spotting potential problems early, and ensuring that decisions are made with clarity and confidence – and not under pressure. This guidance can make the difference between a smooth, rewarding transition and a stressful, costly mistake.
We also help to gently challenge assumptions. Clients may insist they don’t want a barn conversion – until they walk into one with an extraordinary view and charm to match. They may dismiss a semi-detached house – until they realise it offers the perfect village location and privacy they crave. They simply won’t know until they see it for themselves; curiosity and open-mindedness are key.
Location also takes on fresh importance when people decide to downsize. Many clients want to stay in the same village – or at least close by – but with less property and acreage to maintain. Others make bigger moves, to be nearer family or familiar holiday spots from their childhoods. Few want to sacrifice a proper garden (even if smaller) or guest bedrooms for visiting friends and family. The practicality and hubbub offered by a village provides both reassurance and entertainment. After decades spent relying on the car, it can be refreshing to have restaurants, cafés, a cinema or theatre – as well as a good doctor’s surgery – on your doorstep.
While downsizing offers plenty of benefits, we also appreciate what a significant and often emotional process it can be. Our role extends far beyond viewings and negotiations. We become sounding boards – especially for clients who may be widowed or handling finances alone for the first time in decades. Many of these conversations are personal, touching on health, family and legacy, and it is a privilege to be taken into our clients’ confidence.
Our deep personal knowledge of the areas we represent means we can offer highly specific local knowledge and suggest villages and micro-locations that suit not only a client’s wish-list but their pace of life and social interests. We can also make introductions to removals companies, surveyors, solicitors, builders, unpacking companies – even the local golf or bridge club. This matters more than ever when buyers are relocating to areas they barely know – sometimes hundreds of miles from their old communities. A house, after all, is only part of the story. The life built around it matters just as much.
Done well, downsizing is not a loss – it’s a liberation. Less house often means more freedom: fewer ties, fewer worries, more time to travel or pursue other interests. It is about taking control of the next chapter of life while the choice is still yours to make.
Those who embrace this process with clarity and the right guidance usually find it far more rewarding than they ever expected.
Georgina Neil is The Buying Solution’s Cotswolds Buying Agent
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These two elegant enclaves of central London are enjoying something of a quiet renaissance. And for buyers who are open-minded – and savvy – there’s real opportunity to be found, writes Will Watson, Head of The Buying Solution
Sarah Frances Kelley for The Buying Solution
Chelsea and Belgravia are neighbourhoods I know intimately, and lately, I’ve found myself encouraging clients to take a second look.
I’ll say it plainly: these two London enclaves haven’t been in vogue recently. They’ve been somewhat edged out of the spotlight by the likes of Notting Hill, Holland Park and Kensington, where demand has surged post-Covid thanks to their broader layouts, lateral space and larger gardens.
But for those willing to broaden their search, Chelsea and Belgravia currently represent some of the best value we’ve seen in over a decade.
The Price Gap That’s Turning Heads
In today’s market, price per square foot is telling. You can now buy in parts of Chelsea and Belgravia for close to £1,500 per square foot. To put that in context, that’s comparable to what you’d pay in some parts of South West London. For Prime Central London postcodes with internationally recognised names, that’s remarkable.
Why the softness? Quite simply, demand hasn’t been as fierce. While overseas buyers and Brits alike have flocked to buzzy West London hotspots, Chelsea and Belgravia have seen quieter activity. That might sound like a disadvantage – but from a buyer’s point of view, it’s exactly the sort of window of opportunity we look for.
Sarah Frances Kelley for The Buying Solution
Chelsea: Character, Creativity and Enduring Appeal
Few corners of Prime Central London balance polish and personality quite like Chelsea. Stylish without being showy, it manages the elusive feat of feeling both cosmopolitan and neighbourly – a rarity among its ultra-prime peers.
One of Chelsea’s real strengths is its sense of community. Around the garden squares such as Carlyle, Chelsea and Burton Court – residents come together for seasonal events, weekend markets and school holidays. There’s a rhythm to life here that’s genuinely fulfilling and sets Chelsea apart from shinier but more transient enclaves nearby.
Architecturally, Chelsea is a pleasingly eclectic affair. From Georgian and Victorian townhouses to Arts and Crafts gems and Edwardian villas, it offers more variety than you might expect. That mix makes it feel layered and interesting – never sterile.
The King’s Road still hums with energy, albeit more considered than its 1960s heyday. Today’s blend of designer flagships and independent boutiques gives it a retail relevance that continues to draw discerning shoppers. The Duke of York Square fine food market, held every Saturday, is a weekend staple, and the two-year £46 million refurbishment of Sloane Street has brought a welcome gloss to this already prestigious postcode.
But perhaps Chelsea’s most compelling asset is its artistic pedigree. The blue plaques scattered through the neighbourhood read like a Who’s Who of British cultural history. J.M.W. Turner painted marine scenes just off Cheyne Walk. The Pre-Raphaelites – Rossetti, Holman Hunt, Collier – settled here for the light and the company. Bram Stoker, author of Dracula, lived on St Leonard’s Terrace. The Chelsea Arts Club, founded in 1890, became a hub for creative exchange, and by the 1920s the area boasted the highest concentration of professional artists in London. The author of Mary Poppins, P.L. Travers, lived and worked at 50 Smith Street, just off the King’s Road.
And this artistic tradition continued. From the creation of The Beatles’ seminal Sgt. Pepper’s Lonely Hearts Club Band album cover at Chelsea Manor Studios to punk’s genesis on the King’s Road with Vivienne Westwood and Malcolm McLaren. Today, the Saatchi Gallery in Duke of York Square continues to champion new and provocative talent.
Add to that the Royal Court Theatre’s trailblazing programming – most recently Giant, starring John Lithgow, which transferred to the West End – plus proximity to the South Kensington museums, Battersea Park’s green expanse, and a choice of high-performing schools, and Chelsea’s appeal becomes clear. It is that rare thing: a prime London address with genuine soul.
Sarah Frances Kelley for The Buying Solution
Belgravia: Classical Beauty, Renewed Energy
Belgravia, meanwhile, has always been a symbol of timeless London: grand terraces, private garden squares, and a sense of old-world elegance you simply can’t recreate. Once home to Prime Ministers, actors and rock stars, Belgravia’s cultural cachet is still a draw. What’s exciting today is that it’s being subtly revitalised, attracting a younger buyer.
You only need to walk down Motcomb Street – now pedestrianised and full of life – to feel the change. Independent boutiques, refined restaurants such as Michelin-starred Pétrus by Gordon Ramsay and Amaya, as well as destination hotels The Berkeley and The Hari hotel, give it an international energy. Then there’s Elizabeth Street, near Chester Square – regarded as one of the prettiest streets in London – and full of independent boutiques and cosy pubs and restaurants. It’s where you’ll find the Jo Loves flagship store, famed milliner Philip Treacy, and Samantha Cameron’s label Cefinn, as well as Summerill & Bishop for homeware and the Tomtom Cigars and coffee lounge.
Yes, the architecture here can be formal – these are tall, narrow townhouses, many of them listed. But they’re also beautiful. Eaton Square, Belgrave Square, Chesham Place – these are some of the capital’s most iconic addresses. And for those who value heritage, privacy and centrality, Belgravia is hard to beat.
Its location is one of its strongest assets. You’re on the doorstep of Mayfair, Hyde Park, Sloane Street and the West End – and yet, Belgravia remains incredibly serene. It’s perfect for buyers who want classic London with a dash of discretion. It may not shout for attention – but it quietly impresses.
Why Buy Now?
As well as being neighbours, what ties Chelsea and Belgravia together is their current positioning in the market. While other neighbourhoods such as Notting Hill or Kensington have surged in recent years, Chelsea and Belgravia have remained more stable. And that’s where the opportunity lies.
If you’re buying for the long term, these are well-established, globally recognised locations with incredible fundamentals: beautiful architecture, prime positioning, world-class retail and culture. And because they haven’t been in the spotlight recently, they offer genuine value.
Which is Right for You?
If you want quiet grandeur, proximity to the West End, and architectural consistency, Belgravia delivers. If you’re after a neighbourhood atmosphere, variety and a strong community feel, Chelsea has the edge.
They’re not trying to be trendy, and that’s their strength. These are areas that know who they are – and right now, they offer a compelling combination of stability, style and long-term value.
So when clients ask me where to focus their search in Prime Central London today, I often say: don’t follow the noise. Instead, look where the foundations are strongest – and the future still quietly promising. Chelsea and Belgravia might just surprise you.
For those looking to balance a manageable commute to London with a true country lifestyle, the Hampshire Valleys are emerging as a quiet powerhouse in the county’s prime property landscape. With their combination of unspoilt natural beauty, vibrant villages, attractive houses and excellent connectivity to London, the Candover, Meon, Test, Itchen and Bourne valleys offer a rarefied market that is both under the radar and highly resilient.
The Hampshire Valleys form the backbone of this unique part of southern England. The River Test — widely regarded as the birthplace of modern fly fishing — flows through some of the country’s most ecologically rich and unspoilt chalk streams, globally rare and crystal-clear, threading their way through farmland, rolling downland and pretty villages which serve as vibrant community hubs.
Despite their bucolic appeal, these valleys remain exceptionally well connected. Many of my clients are surprised to discover just how accessible the area is — often expecting a greater compromise on commuting in exchange for rural tranquillity. Yet a train from Basingstoke reaches London Waterloo in just 45 minutes, while Winchester offers a direct journey in around an hour. The A3 and M3 provide fast road access to London and the wider southeast, and with Gatwick, Heathrow and Southampton airports all within easy reach, national and international travel is remarkably straightforward for such a rural setting.
The Right Place
When clients are considering a move to the country, our advice is to remember it’s not all about buying a pretty house, it’s about being in the right place. Having a local hub is incredibly important for making a successful move.
For example, Longstock in the Test Valley is a lovely little Hampshire village: it has a pub (the Peat Spade Inn), it has a community, and is right next to the desirable town of Stockbridge on the River Test. It ticks a lot of boxes. So, are you more likely to consider a plainer house here than a charming cottage on the outskirts of Andover? Absolutely.
What draws people here isn’t just aesthetics; it’s the Hampshire Valleys’ unique access. Bordered by Dorset, Wiltshire, Berkshire, Surrey and West Sussex, there is a vast array of activities within striking distance. Within an hour you can be sailing on the Solent, paddleboarding down the Beaulieu River in the New Forest, or hiking the South Downs or North Wessex Downs.
Whilst elsewhere in the country village pubs may be struggling, here in Hampshire we’re spoiled for choice. The Chestnut Horse in Easton near Winchester on the Avington Estate was recently refurbished by its new owners to include beautifully decorated rooms and a deli. The Greyhound on the Test in Stockbridge is a local favourite, while the popular Woolpack Inn in Totford, is currently being refurbished, as is the Purefoy Arms in Preston Candover.
The School Factor
The Hampshire Valleys are also home to some of the country’s most respected schools, both state and independent, many of which draw families out of London year after year.
In Winchester, St Swithun’s is a leading independent girls’ school with an outstanding reputation. The Pilgrims’ School, located next to the cathedral is regarded as a feeder school for Winchester College which needs little introduction.
Younger families often look to Twyford School, just outside Winchester, which consistently comes up in conversations with relocating parents. Likewise, Farleigh school near Andover offers an exceptional Catholic co-ed prep experience.
Among the state options, Perins School in Arlesford and the sixth form Peter Symonds College in Winchester both have sterling reputations, with a high rate of students winning places at Oxford or Cambridge.
And for families with children already at top senior schools, Hampshire’s location is hard to beat — Eton, Radley and Marlborough are all within easy reach, making weekly or even daily travel feasible.
The Long View
What has preserved the distinctive character of the Hampshire Valleys is long-term stewardship. With several significant landowners in the area, it is protected from development, while the limited supply of housing stock helps to underpin the Hampshire Valleys’ long-term value.
Prices here seldom make headlines, but demand for the best houses — Georgian red brick, river frontage, secondary accommodation or potential for regenerative land use — is intense. This is a discreet, opaque market where much of the best property never sees the open market. For buyers prioritising land, legacy and low-profile luxury, local knowledge and trusted access aren’t just helpful — they’re indispensable.
For those seeking more than just a house — whether for family, balance or a new pace of life — the Hampshire Valleys offer something rare: understated beauty, deep-rooted community and long-term resilience.
For advice and further insights into the Hampshire Valleys, contact our Southern Home Counties Partner, Katherine Watters.
For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.
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The cookie is set by GDPR cookie consent to record the user consent for the cookies in the category "Functional".
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This cookie is set by GDPR Cookie Consent plugin. The cookies is used to store the user consent for the cookies in the category "Necessary".
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This cookie is set by GDPR Cookie Consent plugin. The cookie is used to store the user consent for the cookies in the category "Other.
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The cookie is set by the GDPR Cookie Consent plugin and is used to store whether or not user has consented to the use of cookies. It does not store any personal data.
Functional cookies help to perform certain functionalities like sharing the content of the website on social media platforms, collect feedbacks, and other third-party features.
Performance cookies are used to understand and analyze the key performance indexes of the website which helps in delivering a better user experience for the visitors.
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