Goring Gap: The Home Counties Hotspot You Should Know

Sitting on the picturesque border between Berkshire and Oxfordshire, the Goring Gap is emerging as a highly coveted property hotspot in the North Home Counties. Our Partner in the region, Jemma Scott, explains why it is such a compelling destination, particularly for those looking to relocate from London.

Aerial view of river with weir and boats, villages and fields in Goring and Streatley, England

People moving out of London are moving further than ever before, according to the latest statistics. Londoners bought 5.7 per cent of homes (50,020 properties) sold outside of the capital in 2024, with the average number of miles moved ever-increasing from the pre-Covid average.

While many of those migrating West are familiar with Henley-on-Thames and Marlow – both exceptional riverside towns – pushing on a little further, the area around the Goring Gap offers more for your money while still being a prime Home Counties location.

Here, the River Thames has carved through the chalk hills to form a tree-lined gorge between the Chiltern Hills and the North Wessex Downs, considered one of the most dramatic locations along the length of the river.

Comprising the twinned villages of Goring and Streatley – which sit on either side of the river, linked by a road bridge – and surrounding villages, this area offers a special blend of natural beauty, community and strategic accessibility.

Protection from Development

The Goring Gap lies within a protected landscape, formerly designated as an Area of Outstanding Natural Beauty and now part of the National Landscapes initiative. This status ensures that the area’s countryside is largely shielded from development, offering prospective buyers a sense of permanence and peace.

The Labour government’s relaxation of the rules around development has resulted in a huge amount of uncertainty about the changing planning landscape. Whatever your view on this, we have a national shortage of housing which needs to be addressed, and there is currently lots of building work in progress around Didcot, Abingdon, Chalgrove, outside Oxford, Benson and around Wallingford, then to the south around Reading. So this protected status brings a huge amount of reassurance to buyers in the Goring Gap region.

With a myriad of footpaths, bridleways and the much-loved Thames Path, all with magnificent countryside views in every direction, the region boasts exceptional opportunities for hiking, riding, cycling and sailing. The nearby Royal Berkshire Shooting School, Goring and Streatley Golf Club and the National Trust-owned Basildon Park are hugely popular with all ages. 

River view of Goring and Streatley, England, with boats and paddle boarders and trees lining the river
Transport Links and Schooling

While geographically slightly further from London than the likes of Henley and Marlow, the Goring Gap still benefits from excellent connectivity into the capital. Nearby Reading is the last stop on the Elizabeth Line with fast trains cutting through the city every ten minutes.

However, many of my clients find that they prefer to commute to London on the GWR from smaller stations on routes that may take slightly longer but offer a calmer experience. Goring and Streatley’s railway station provides direct links to London Paddington and Didcot also has a very convenient trainline. Of course, the M4 and M40 corridors also provide easy road access to major towns and cities, including Reading, Oxford and beyond. There are plenty of choices.

For families considering the area, its proximity to well-regarded schools is another strong draw. These include the renowned Moulsford Prep School, Cranford School in Moulsford, The Oratory in Woodcote and St Andrew’s in Pangbourne – previously attended by Catherine, Princess of Wales. There are also a number of OFSTED-rated ‘Outstanding’ state schools and village primaries in the area.

A Range of Property Options

The housing stock in the Goring Gap is as diverse as its landscape. Within Goring itself, you’ll find modern family homes, while the surrounding hills offer significant properties, including mansion houses and farmhouses. As you head east toward Henley, the quintessential English countryside mix of old rectories, manor houses and charming cottages offers a great deal of choice.

Recently, I helped a family relocate from London to a beautiful manor house just outside Pangbourne – a ten-minute drive down river from Goring and Streatley. There really is something for everyone here; from substantial rural properties to delightful village homes.

Streatley, on the opposite bank of the Thames, complements Goring with its own array of attractive properties and amenities. Notably, it’s home to The Swan country house hotel, a highly regarded café-deli and an exceptional hardware shop. Further up the river you have The Stokes, Basildon and its surrounds and The Astons which are all very pretty villages.

The Value of Expert Guidance

For discerning buyers, the Goring Gap presents an exceptional opportunity to secure both a beautiful home at a competitive price and an enviable lifestyle within a community that takes a great deal of pride in their villages.

With in-depth knowledge of the local market together with established networks, The Buying Solution can advise and unlock access to the finest properties for our clients, often before they reach the open market. We take time to understand our clients’ unique needs and carefully match them with exceptional properties that fit, and often exceed, their requirements. Our experience allows us to handle negotiations seamlessly and secure the perfect home at the right price.

Jemma Scott is our Partner in the North Home Counties


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How to Navigate Rising Service Charges

In recent years, service charges have risen dramatically, placing increasing pressure on buyers considering property in Central London. Our vastly experienced Partner Philip Eastwood explains what is driving the rises and how to ensure a sound investment.

London red brick apartment building.
Sarah Frances Kelley for The Buying Solution

Service charges on leasehold properties in Central London have risen exponentially in recent years. The Property Institute reports that between 2019 and 2024, the average service charges across the UK increased by 41%, compared with a rising inflation rate of 23% in the same period. In London, service charges typically stand at 24% above the average for England and Wales.

This hike is largely driven by rising energy costs, escalating insurance premiums and the natural ageing of high-specification developments. Buyers who are not attuned to these costs could easily find themselves burdened with unexpectedly high outgoings that far outweigh the standard of services, making the guidance of a specialist buying agent crucial.

Why Service Charges are Increasing

A confluence of factors has created the perfect storm for rising service charges. Many large developments purchase utilities at commercial rather than residential rates, which has led to exponential increases in energy costs. Insurance premiums have also risen, while maintenance expenses continue to grow as buildings age.

Luxury developments that once seemed to offer an attractive lifestyle with impeccable communal areas and amenities such as pools, gyms and concierge services are now seeing the reality of long-term upkeep. A 10- to 15-year-old development requires significant reinvestment, with costs frequently passed on to residents. The result? Service charges that can now represent a staggering percentage of a property’s value.

The impact is particularly noticeable in concierge buildings, where charges have soared, sometimes exceeding 1% of the property’s purchase price annually. Buyers will accept high charges in return for impeccable service and premium facilities; you only have to look at the number of first-class restaurants and hotels in London which are frantically busy despite charging huge amounts. Yet there is an understandable resistance to charges that feel disproportionate to the quality received – and demand for such properties is likely to suffer as a result.

Key Considerations for Buyers

Before committing to a property with a service charge, a meticulous evaluation is essential. Buyers should be asking:

  • Precisely how is the money being spent? A large sinking fund with little reinvestment in the building could indicate a lack of necessary maintenance.
  • Are the facilities worth the cost? A pool or gym might seem appealing, but if it’s ageing and you’re unlikely to use it, or you could become a member of a rather nice gym around the corner instead, is it really worth the substantial ongoing cost?
  • Is there transparency? Many listings provide only vague details about lease length and service charges which are often handled by an external management company, leaving buyers in the dark.

There’s little point in investing heavily in a beautifully refurbished apartment if the building itself is not well maintained – akin to upgrading a luxury suite on a ship that is no longer seaworthy.

Where a Buying Agent Adds Value

Navigating the complexities of service charges requires more than a cursory glance at the figures. With limited transparency from many selling agents, buyers often do not receive the full picture until they are deep into the legal process of the purchase.

We ensure that service charge details are scrutinised from the outset, asking the pertinent questions that others might prefer to avoid and pushing for clear answers. How much of the charge goes to actual maintenance rather than management fees? Are future capital works planned? Are costs likely to rise further?

Too often, service charges are dismissed with a casual ‘it is what it is’– but for buyers, especially those purchasing as an investment, these figures matter. I recently came across a rather nice two-bedroom, 1,200-square-foot apartment in Battersea for a client’s daughter with an annual service charge of £5,000. When added to council tax, utility bills and mortgage payments, the overall financial burden is significant. Such figures are dissuading buyers and will ultimately impact property values.

By engaging with a specialist buying agent, buyers gain an essential advantage. Our ability to dig into the finer details, challenge ambiguous charges and provide informed guidance can make all the difference between securing a sound investment and acquiring a financial liability. In a market where costs are only set to rise, this level of diligence is more important than ever.

Philip Eastwood is our specialist Partner in London

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The Rise of Wellness in Real Estate

Wellness now shapes the way we choose to live and where we call home, says Toto Lambert, The Buying Solution’s specialist Partner in London – and also a yoga teacher and qualified nutritional therapist. Here, she discusses emerging trends and how our expert buying agents can secure exceptional properties designed to elevate the wellbeing of our clients.

Woman in ice bath wearing grey WHOOP health tracker on wrist.
Image: WHOOP

Wellness is big business and the UK is leading the way in Europe, with the industry in this country estimated to be worth over US $223 billion. Evolving into more than just a personal pursuit, wellness has become a defining factor in how we live and where we choose to call home. At the forefront of this movement is the growing demand for properties that support and enhance our sense of wellbeing, reflecting both environmental and technological trends.

For those navigating the complex and competitive property market in London and the Southern Counties, the expertise of a specialist buying agency is invaluable in sourcing homes that cater to these shifting priorities.

The Rise of Wellness Technology in Homes

Wellness tech, from AI-powered wearables to sleep-optimisation devices, has seen a meteoric rise. Tools like WHOOP health monitors, Oura Rings, and devices designed for nervous system regulation are no longer niche accessories; they’ve become lifestyle staples for many.

How we set up our homes to accommodate wellness tech and AI is becoming ever more important. The implication for properties is clear; spaces need to adapt. Homes with integrated smart systems or the potential to incorporate such technologies are in high demand. Whether it’s a bedroom designed for smart sleep tracking or room layouts that allow for unobtrusive tech integration, the modern home is becoming a wellness hub.

Creating a Sanctuary: Environmental Wellness

In tandem with technological trends, there’s a growing emphasis on environmental wellness ­– both within the home and its surrounding environment.

Internally, clients are seeking homes that allow for serene, restorative spaces. Zen dens – tranquil zones designed for digital detox – are replacing the traditional man cave, reflecting a shift towards relaxation and recovery over recreation. Reformer rooms for Pilates or spaces dedicated to Nordic wellness practices like infrared saunas and ice baths are becoming coveted features.

Externally, proximity to green spaces remains a top priority; a demand accelerated by the pandemic that shows no sign of slowing down. Areas such as Hampstead with its famous outdoor swimming ponds on the Heath, Richmond with its 10-acre Ham Lake outdoor pool within a large nature reserve, and neighbouring areas to Hyde Park which houses the Serpentine Lido, are all excellent choices for wellness-oriented buyers.

Wellness by Design: Natural Light, Quiet Spaces and Soundproofing

The design of the property itself plays a crucial role in supporting wellness. A wealth of natural light – essential for mental health and vitality – is a non-negotiable for many buyers. Soundproofed interiors and bedrooms positioned in quieter areas of the home are also in high demand, reflecting a desire to minimise stress and maximise rest. More intimate spaces dedicated to calming pursuits are being carved out; with the likes of flower rooms, listening rooms, even star-gazing rooms growing in popularity. Our extensive network of leading architects and interior designers is uniquely equipped to expertly craft these highly sought-after spaces in any new home.

Freehold homes offer greater flexibility to add bespoke features such as smart saunas, reformer rooms, or dedicated relaxation areas. I have even seen hyperbaric oxygen chambers – favoured by athletes for recovery – installed in private homes. Apartments, meanwhile, are not exempt; balconies are increasingly being adapted for wellness, housing everything from compact ice baths to zen-inspired switch-off areas.

Deer in Richmond Park at sunrise
Image: Unsplash
Location Matters: A Slower Pace and Better Air Quality

Geographical considerations are just as critical. Beyond green spaces, buyers are looking for areas with better air quality, less noise pollution and a village-like feel. Outer London regions such as Richmond (pictured), Wimbledon and Dulwich offer a slower pace of life while retaining easy access to the city’s amenities, and we are expertly-placed to advise on property in these areas.

This trend aligns with a broader desire for wellness on a community scale, with buyers valuing proximity to yoga studios, community saunas and outdoor swimming facilities where they can benefit from a personal connection with others.

How a Buying Agency Adds Value

Navigating the complexities of sourcing a property that supports a holistic approach to wellness requires extensive market expertise and a highly tailored approach. Our specialist buying agents at The Buying Solution have an intimate understanding of both client needs and market dynamics, making us best placed to identify properties that meet exacting wellness criteria.

By understanding the nuances of these trends, we not only save clients precious time but also provide a highly competitive edge in securing properties that might otherwise be overlooked.

Toto Lambert, The Buying Solution Partner, London

Toto Lambert is our specialist Partner in London


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In The Press: The Buying Solution in the Financial Times

Our Partner Jemma Scott spoke to Lucy Watson at the Financial Times House & Home section for this feature on how we will live in 2025, including where we will move, what we will plant and how we will build and style our homes. Jemma shared her insight into wellness tech and the rise of home saunas.

Read the article here.

In the Press: The Buying Solution in The Telegraph

Our Partner Harry Gladwin talks to Anna White at The Telegraph about the UK’s most sought-after neighbourhoods and, more specifically, the growing popularity of affluent Park Town in North Central Oxford, just outside the centre of the historic city.

Aerial view of Central Oxford University buildings

Read the article here.

In the Press: The Buying Solution in The Times

Katrina Burroughs from Times Luxx talks to our Partner in High Value Residential and Rural Estates, Mark Lawson MRICS, about high-end designers turning their attentions to the four-legged family members, and the lengths some of his international clients will go to to ensure their pets’ in-flight comfort.

Read the article in The Times here.

In the Press: The Buying Solution in The Telegraph

As the prices of waterfront property start to waver over rising concern for flooding, our Partner in the Southern Counties, Jake Civardi, talked to Anna White of The Telegraph about the importance of thorough flooding checks.

Read the full article in The Telegraph here.

Elegant Christmas Destinations Guide: Country

From refined shopping destinations to stately country retreats, discover our guide to the finest festive events and destinations across our country regions

Exterior of large country house hotel Heckfield Place with frost on the lawn and christmas tree
Heckfield Place
Hampshire House Guests

Resident guests and Friends of Heckfield Place in Hampshire, the lovingly restored five-star Georgian estate, can enjoy a beautiful selection of experiences throughout the season. Highlights include wreathmaking and willow-weaving workshops, festive films in the screening room and a grand Christmas tree lighting ceremony with carolers in the grounds.

Resident guests will be treated to a Christmas Eve sleigh ride, feasting and live music on Christmas Day and Boxing Day duck herding, followed by family tree hunts and wine tastings between Christmas and New Year. While it may be too late to book for this year, why not plan ahead for next?

The Festive Royal Borough

Ascot’s final race meeting of the year – the Howden Christmas Racing Weekend – is always hugely popular and, as ever, it promises a great day on the track as well as plenty of festivities off it. Family entertainment on the Saturday includes candle-lit carol singing with the Ascot Brass Band and an appearance by Father Christmas himself.

Nearby Windsor Castle pays homage to 1,000 years of royal history this Christmas with a number of special events. At the centre of the beautifully decorated State Apartments each year stands the 20-foot-high Nordmann Fir tree in St George’s Hall, which is felled from Windsor Great Park and dressed with thousands of lights.

Elegant West Sussex Estates

Whether you choose to stay at the Hotel over Christmas or simply visit, with twinkling lights strung up on the hundreds of trees across the 11,000-acre Goodwood Estate in West Sussex it’s a magical setting. Culinary masterclasses, late-night shopping events, festive afternoon teas and the ultimate Après Ski Party; the Estate has a hugely varied programme of events throughout December and into the New Year. Their candlelit carol service in the resplendent Front Hall of the House is always a memorable event.

Travelling north to the magnificent 17th-century National Trust-owned Petworth House, visitors can marvel at the beautifully adorned historic rooms and enjoy late-night openings, choir performances, a makers’ market and wreathmaking workshops.

A Cotswolds Christmas

The bucolic country retreat of Thyme, a ‘village within a village’ in the Cotswolds, is leaning in to the slow and intentional side of Christmas with cookery classes, wreathmaking and wellness events. This is a place to unwind and recharge before the festive excess takes over. A half-an-hour drive north to Daylesford Farm and there are still spaces left on a number of their wreathmaking workshops, or take the children to meet Dancer and Blitzen while you wander the farm shop in search of gifts.

Elsewhere in the Cotswolds, guests at Estelle Manor near Witney can enjoy all manner of special events, inspired by festive folklore. The centrepiece is an ice rink for up to 60 skaters on the north lawn lit by pretty festoon lights which is open until 5th January.

Enchantment at Waddesdon

The great Rothschild estate of Waddesdon Manor in Buckinghamshire always goes to town with their festive celebrations and, this year, visitors can enjoy winter cellar tours and wine tastings and festive afternoon teas in the house. But the real magic takes place in the grounds which will be transformed with light projections on the Manor façade, a light trail through the gardens and artwork installations, all inspired by the classic tale of Sleeping Beauty. Waddesdon’s ever-popular Christmas fair and late-night openings also return this year.

Meet our specialist Country team of buying agents here and get in touch to find out more about how they can assist with your next property search.

Elegant Christmas Destinations Guide: London

London conjures up the magic of Christmas like few other cities, with all manner of memorable events and destinations for all ages. Discover our pick of this year’s finest…

Window on Fortnum & Mason red brick period building with christmas trree decorations and christmas garlands
The Home of Christmas

Few places do Christmas better than Fortnum & Mason; a master of enchanting festive experiences since Victorian times. Indeed, Charles Dickens described it as ‘a perfect fairy palace’ in December 1845. They supplied woodcock pies to Edward VII and George V at Christmas for many years and the Queen Mother would insist on wrapping her own presents in the store. Its fairytale window displays and festive demonstrations, masterclasses and performances continue to captivate this season.

Theatrical Delights

The English National Ballet’s annual performance of The Nutcracker at London Coliseum has also become a much-loved tradition since first delighting audiences in 1950. Set to Tchaikovsky’s masterful score, this year’s production is a new re-telling of the classic, brought to life by over 100 dancers and musicians.

Elsewhere, The Royal Opera House stages an enchanting production of Cinderella; a co-production between The Royal Ballet and the National Ballet of Canada. While the Royal Albert Hall’s programme of festive events includes performances by Jamie Cullum, Katherine Jenkins, the Royal Philharmonic Orchestra and London Community Gospel Choir, as well their much-loved sing-along carols.

A Touch of Luxury

Claridge’s spectacular Christmas tree becomes a Mayfair landmark each winter. Since it was designed by John Galliano for Dior in 2009, it has become tradition that each year it is brought to life by a different eminent designer. This year, the 19ft tree is the creation of Sir Paul Smith who has filled its branches with 100 bespoke birdhouses, each with a playful twist in his signature style.

London’s hotels – from The Corinthia to The Ned – are hosting all manner of festive afternoon teas to mark the season. We recommend a visit to Harrods stalwart The Georgian, where you can enjoy an exquisite menu overseen by executive pastry chef Markus Bohr. It’s also an opportunity to admire the recent extensive refurbishment and restoration of this grand, historic venue – which first opened within the department store to much fanfare in 1911.

Time for Reflection

Nearby Grosvenor Square hosts Anya Hindmarch’s spectacular Ever After Garden which is open until mid-December. This incredible carpet of over 30,000 illuminated white roses first lit up the square in 2019 in memory of the late production designer Michael Howells. It has since served as an annual garden of remembrance in support of The Royal Marsden Cancer Charity and visitors are encouraged to dedicate a rose in exchange for a charity donation.

Meet our specialist London team of buying agents here and get in touch to find out more about how they can assist with your next property search.

In the Press: The Buying Solution in the Financial Times

Jemma Scott, The Buying Solution Partner and specialist agent in the Northern Home Counties, talks to Alexandra Goss of the Financial Times about ‘the downsizing shake-up’ and the biggest challenges for downsizers in the current market.

Sarah Frances Kelley for The Buying Solution

Read the article in the Financial Times here.