With the rapid rise of padel across the UK, agricultural landowners are finding innovative ways to generate income – including converting redundant barns into high-demand sports facilities, reports Cathy Hawker in the Financial Times, with insight from Harry Gladwin.
Many farmers are facing sustained pressure on margins, as our Partner and Head of the Cotswolds Harry Gladwin highlights in the Financial Times. Repurposing underused buildings – whether for padel courts or other commercial uses – offers a practical way to create supplementary income while preserving the integrity of rural estates.
“Most farmers would prefer to focus purely on farming but margins have been compressed for some time,” Harry says in the report. “For estates with redundant or underused buildings, repurposing them for alternative uses — whether that’s padel courts, car storage, cafés or gyms — can provide meaningful supplementary income without materially changing the character of the holding.”
While many buyers now favour turnkey properties, wary of the cost, time and complexity of a major renovation, the Cotswolds still offers compelling opportunities for those with an appetite for a project. With specialist input and a deliberate approach, the right property can be remodelled to create a truly exceptional legacy home – and a robust long-term investment – writes our Partner and Head of the CotswoldsHarry Gladwin
Sarah Frances Kelley for The Buying Solution
The allure of crafting a truly bespoke property that leaves a lasting legacy, or the romance of stewarding a historic property into its next chapter is irresistible to some. Fifteen or 20 years ago buyers might purchase a house for £1 million, spend another £1 million transforming it and end up with a £3 million property. A renovation project was the aspiration and the numbers stacked up.
Yet the rising cost of a large-scale project – not to mention the stress and time-consuming complexity of a build – have caused appetites to shift, particularly at the upper end of the market.I’m seeing far more buyers prioritising turnkey homes than those actively seeking properties with renovation potential.
One of the fundamental issues is that many sellers simply haven’t adjusted their expectations to reflect the true cost of major works. Construction material prices rose by 15% in the 12 months following Russia’s invasion of Ukraine in February 2022, according to the Department for Business and Trade. Costs have eased slightly (up 3.7% in the 12 months to January 2026), but the Building Cost Information Service forecasts a 15% rise in the next five years, with the Iran war likely to push costs higher. Labour costs have also risen sharply as a result of higher national insurance contributions for employers.
Renovations that once required a few hundred thousand pounds now run into the millions. Sellers haven’t caught up with that reality, creating a disconnect between expectation and execution.
In the Cotswolds’ most desirable ‘golden triangle’ – the area around Chipping Norton, Stow-on-the-Wold and Burford – property prices remain robust and, as I have consistently seen, continue to rise. Best-in-class properties in these prime locations still command a premium. Elsewhere in the Cotswolds region, the market is more complex. Many properties came to market last year priced at around 20% above where they realistically should have been, as sellers and agents pushed expectations higher. But I’m starting to see those numbers correcting to more sensible levels, heightening the renovation potential from a financial perspective. When priced realistically, the houses sell – and quickly.
The Turnkey Premium
An immaculate, turnkey property will always command a premium. That said, true turnkey quality to the standard that our clients expect is rare. Many houses have what I would describe as a veneer of quality, lacking in the finer attention to detail.
The very best examples tend to be homes renovated by owners for themselves, never expecting to sell. Corners weren’t cut and the finish is properly considered. When those houses come to market – often due to life changes such as divorce or relocation – they are highly sought after. For these kinds of properties, a 20% turnkey premium is not unusual.
Yet even then, buyers often want to put their own stamp on a new home with a kitchen of their choice, for example. For our clients, the cost of this can easily run into the hundreds of thousands and that kind of investment needs to be factored in from the outset.
Where Renovation Can Still Add Significant Value
Value can be created in almost any type of property – from modest bungalows to listed manor houses. But the greatest opportunity often lies in starting from scratch; demolishing what’s there and rebuilding from the ground up to create a truly unique home.
These properties can sometimes sit in reasonable acreage and are typically acquired for less money because they’re not of such high quality. There may also be stamp duty advantages depending on how surrounding land is classified and building from scratch can also offer VAT efficiencies on construction costs. Just as importantly, this allows you to start again with new drainage, new electrics and a layout designed entirely for modern living. When executed well, the result can be a genuinely best-in-class home that will always command a premium.
But location is critical. It costs as much to renovate in a C-grade location as it does in an A-grade one, but rarely returns the same value. So understanding exactly what and where you’re buying is critical. Without that knowledge you risk owning a very expensive lemon.
Having lived and worked in the Cotswolds for decades, through multiple market cycles, I’ve built up a detailed sense of which areas are consistently resilient, which come in and out of fashion, and which are most exposed during downturns. I see so many people spend vast sums improving houses in secondary locations, only to struggle to recoup their investment when they try to sell.
Older, perhaps listed properties with layouts that simply no longer work for modern living also hold hidden potential, although they can be difficult to find. A clever, sympathetic redesign retaining the character of the property can unlock considerable value – if executed with skill and consideration.
Red Flags Buyers Should Never Ignore
Certain compromises are very difficult to overcome, no matter how much money is spent on a renovation. Flood risk, proximity to busy roads, aircraft flight paths or public rights of way running directly past the house can all affect long-term value, regardless of renovation or turnkey status.
Other risks include structural issues such as roofs, subsidence, or listing restrictions. Many buyers assume listed status only applies to the façade; in fact, every element is considered to be historic fabric and is protected, and when you start peeling back the layers, you realise just how complex it can be.
Potential development nearby is another crucial consideration. With increasing pressure for housing across the UK, it’s vital to be aware of where large-scale development may occur in the future and its potential impact.
Given the cost of acquisition at this level, understanding those compromises from the outset in order to future-proof your purchase is essential.
Navigating Planning and Heritage
A substantial renovation can take anywhere between two to four years, particularly when planning permissions, heritage constraints and listed status are involved. For many of our clients with demanding professional lives, time is in very short supply, so assembling the right team of experts to smoothly and successfully steer the project through to completion is crucial.
There is often a myth that little can be done with historic properties in an Area of Outstanding Natural Beauty, or National Landscape as it is now known. In reality, it is rarely that simple. People tend to go wrong by becoming overly fixated on a particular outcome and then battling every stage of the planning process to achieve it.
The key is to work collaboratively with planners, conservation officers and heritage consultants. While the route may differ from what was initially imagined, with the right team it is usually possible to reach a very good outcome.
Within the Cotswolds National Landscape, the fundamental aim of the planners is to protect and enhance the environment. Projects that respect the landscape and work with it rather than against it tend to succeed.
Renovation projects in and around the Cotswolds are likely to become ever more complex. Planning authorities are already under huge pressure and have limited resources to process increasingly complicated applications. Suitable sites are becoming scarcer, and the region itself is more densely populated than it once was, so there is more sensitivity around creating new homes.
Acquisition costs are high – stamp duty alone can consume over 10% of the purchase price –and construction costs also remain unpredictable. Commodity prices have been rising steadily, and current geopolitical events create further volatility.
All of this is not to say that renovation projects should be off limits, but that they require greater care and consideration than ever before. Short-term buyers looking to hold their property for five years or less are particularly exposed, while those with a more long-term lens of 10-20 years have the market to cushion any missteps.
Too often buyers purchase first and only then begin their renovation research – by this point the margin for error becomes very small. It’s vital to understand what you’re buying, where and why, before you commit. Do your homework first, or you can find that the costs can quickly overwhelm.
Harry Gladwin is our Partner and Head of the Cotswolds Region
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The UK property market is evolving fast, shaped by shifting buyer priorities, new hotspots and changing lifestyles. House & Garden magazine’s A–Z guide decodes the key trends, challenges and innovations defining property across the UK today, with insight from our Partner Mark Lawson.
From emerging commuter towns to renovation trends and the rise of multi-generational living, today’s property landscape blends financial strategy with emotional decision-making.
Our Partner and specialist in the Southern Counties and High Value Residential and Rural Estates, Mark Lawson, joins other leading industry experts in House & Garden discussing how to navigate buying, selling and renting in 2026, while uncovering value-adding opportunities.
Mark is quoted under U for “Unconventional Buildings”, commenting on Britain’s tradition of living in buildings never intended to be homes.
Long associated with aristocratic tradition, St James’s is entering a new chapter as major redevelopment projects transform a historic corner of central London. Head of The Buying Solution Will Watson discusses the appeal of the area with journalist Paul Carey at UAE newspaper The National
While known for its royal palaces and gentlemen’s clubs, St James’s has a more low-key history of innovation, including housing what is considered London’s first skyscraper. That building, the Grade I-listed 55 Broadway above St James’s Park station, is now being redeveloped by Blue Orchid Hotels into a luxury hotel designed by the architects behind The Ned and The Old War Office.
The project forms part of a trio of nearby redevelopments – alongside The Broadway and 102 Petty France – that are revitalising the district between Victoria and Westminster and helping it emerge from the shadow of neighbouring Mayfair. Will Watson explains more about St James’s appeal and the property prices it commands.
Ahead of International Women’s Day on 8th March 2026, our Partner Toto Lambert joined senior women across the property sector to reflect on the pivotal moments that shaped their careers – for this article in PrimeResi
Rather than offering platitudes, female industry leaders shared the messy, uncertain decisions, risks and unexpected opportunities that influenced their paths. Our London specialist Toto joined contributors from agency, development, design, finance and advisory as they described inflection points ranging from dramatic turning moments to subtle shifts.
“The moment that truly transformed my career was, paradoxically, the moment I chose to step back… That pause ultimately led me into buying agency and where I am today,” explains Toto, adding: “I’m now part of a team that not only champions individuality but actively celebrates it.”
Head of The Buying Solution, Will Watson, has decades of experience navigating London’s property market at its highest levels, having held senior roles on the selling side before moving into buying. Here he shares what he has learnt about trust, success and managing risk
There is no such thing as a ‘perfect’ market
I cannot recall a more unpredictable market than the one we find ourselves navigating today. Domestic politics feels unusually fluid, global events continue to shock, and the six-month outlook is unclear – let alone the five-year view. Even the near-term leadership of the country is uncertain day to day.
In my experience, property decisions, at their best, aren’t driven by forecasts or speculation. They’re made based on your personal circumstances: your life, your priorities, and your timing. That has rarely felt more relevant.
We appear to be bouncing along the bottom of the market, but cycles always turn. Consider the discussion around non-dom taxation. Italy’s flat annual regime has already drawn buyers to Milan, though many would have preferred to remain in London. Were a comparable policy introduced here, it would materially alter sentiment. For now, however, London presents unusually compelling value for domestic buyers with a medium-to long-term view. In some instances, properties are transacting at circa 30% below their listed price from just two years ago.
Writing at the tail-end of Winter, the market is seasonally quieter, and transaction volumes are lighter – but deals are still being done. In fact, we’re notably busy. Our clients recognise that thinner competition before the Spring market gains momentum offers a strategic window. Particularly where sellers who failed to secure a buyer in 2025 have become more pragmatic.
Ultimately, buying property is less about reacting to headlines and more about recognising when your own circumstances align with opportunity.
The best property isn’t about price per square foot
It is easy to get fixated on numbers and what you feel you should be paying per square foot. But comparable data is just a guide and, more often than not, it doesn’t give the full picture of a property. A truly special house is hard to repeat and rare to trade; we may only see its like once every few years at best. Therefore, if you find a property that you really want and you are trying to be too clever on pricing, someone will likely beat you to it – and you might never get that opportunity again.
One of my longest-standing clients, a seasoned international buyer with properties around the world, once told me his strategy. He buys the best available asset when he needs it. That might mean a one-bedroom apartment in Chelsea for a child at £2m, or a detached family house in Holland Park for £30m+. The price point is secondary, the quality is not.
He has never been preoccupied with pounds per square foot or comparable evidence. By focusing instead on rarity and quality, those acquisitions have consistently proven to be exceptional homes, as well as a reliable store of wealth. He is frequently approached about selling one of his properties, as demand remains strong for the best, despite the unpredictability of the current market.
He summed it to me up perfectly: “We’ll buy what we need to buy, and we’ll pay what we need to pay – if it’s rare.”It is advice I’ve carried ever since. Focus on the unique, the hard-to-repeat, and the rest usually takes care of itself. After all, whether it’s property, a car, a watch, or any rare asset, scarcity ensures there is always a buyer.
You can’t eliminate risk, but you can control it
Almost every buyer worries about overpaying. No one wants to complete on a house only to discover six months later that it might have been secured for 10% less. Yet waiting doesn’t guarantee a better deal. After all, a positive political shift or a surge in the market could just as easily result in you paying 10% more – and finding the right property will often take longer than you think.
I always remind my clients that we want to buy from someone that genuinely wants – or needs – to sell. Much of the prime market is made up of discretionary sellers with inflated expectations. As a result, agreeing sensible terms can be protracted or even unworkable, or simply take longer than most of our clients’ search windows allow. This is particularly true at the higher price points in both the London and countryside markets.
There are also practical risks to weigh. You may buy an immaculate turnkey home to avoid the disruption of building work, only for a neighbour to start a major three-year renovation. In Central London, almost every street has at least one ongoing project, so the risk is real. Our role is to conduct thorough due diligence – not only on the property itself, but on the immediate surroundings, neighbouring ownership and any pending planning applications – so that disruption is assessed before contracts are exchanged, not afterwards.
Security is another consideration. Headlines can be alarmist, but London hasn’t emptied out; rather, security has become part of the brief. Beyond aesthetics, we assess infrastructure – plumbing, electrics, access points – and, where appropriate, bring in specialist advisers to evaluate risk properly. The aim is proportionate protection, giving you peace of mind without letting fear drive your choices.
In short, concerns about overpaying, noisy neighbours and security are justified, but none are deal-breakers if you are well informed. That’s what separates a cautious buyer from a confident one.
Integrity is the real measure of success
The first transaction I completed as a buying agent was in Marylebone – an area I didn’t know well at the time.
The client came to me through a professional contact. He was renting locally and wanted to buy a house nearby. I was candid: I had not yet bought in Marylebone, but I knew exactly what made an exceptional house and I promised him my full focus. That honesty mattered. He trusted me, and I secured him a remarkable house just off Marylebone High Street, complete with a rare roof terrace. He is still there today – and over the years, he has become a friend and introduced me to many of his contacts who have become clients over the years.
Honesty, integrity and truthfulness aren’t buzzwords; they have guided me from day one, and are central to everything I do. The emphasis is not on completing transactions for their own sake, but on protecting our clients’ interests – we take that responsibility very seriously and have little tolerance for market noise, poor instructions and chronic overpricing.
I represent my clients as I would family or close friends. Success, for me, is not about money, off-market deals, or outmanoeuvring another buyer, it is measured by finding the house they have been dreaming of at a price they are comfortable with and knowing that we made that possible for them.
November’s IT breach across three prime London authorities continues to cause problems across the property sector, reports Prime Resi. Our London Partner, Philip Eastwood, is among the capital’s top property brokers, lawyers and developers sharing his insight with the journal.
The breach – affecting IT systems in the Royal Borough of Kensington and Chelsea, Westminster, City Council and the London Borough of Hammersmith and Fulham – left planning portals and local authority search systems inaccessible, and its impact continues to be felt across the industry.
Philip discusses the knock-on effects while urging that while it is “certainly a very irritating fly in the ointment,” there are still plenty of deals to be done.
With 3.6 million people aged between 20 and 24 still living with their parents in the UK, often due to financial strain, growing numbers of parents require their home to comfortably accommodate their adult children, reports Melissa York in The Sunday Times Magazine. Our Head of the Cotswolds Harry Gladwin shares his insight on the trend in his region.
Our Partner and Cotswolds buying agent, Harry Gladwin, speaks to The Sunday Times Magazine about the impact of multigenerational living on property searches in the Cotswolds region. In particular, he identifies a movement towards substantial independent secondary accommodation, rather than simply an annexe.
The Cotswolds has become almost as well known for its famous residents as for its beautiful honey-stoned buildings and bucolic countryside. The arrival of a celebrity in a village – here and elsewhere – and the added security and heightened media interest that inevitably follows, often causes a stir, reports Arabella Youens in The Telegraph. Yet, a famous neighbour can bring far more to an area than just designer wellies, shares our Head of the Cotswolds Harry Gladwin.
Sarah Frances Kelley for The Buying Solution
From Jeremy Clarkson to DJ Calvin Harris, the rumoured arrival of Beyonce and Jay Z, even the recent visit by US Vice President JD Vance; the Cotswolds has become a magnet for the rich and famous. Yet our Partner and Cotswolds Buying Agent, Harry Gladwin, explains in this report in The Telegraph that the long-established culture of discretion among locals has made this a very welcoming place for famous residents and visitors, and their positive impact shouldn’t be ignored.
Free from the shackles of a five-day-a-week commute, it’s possible to enjoy all the benefits of truly rural living while remaining within reach of London. Hampshire, Wiltshire and Somerset offer an outstanding lifestyle and excellent value for money, and there has never been a better time to buy, writes Mark Lawson, our Partner in the Southern Counties and specialist in High Value Residential and Rural Estates.
When the London commute is required only two or three days a week, buyers seeking a genuinely rural lifestyle can look well beyond the traditional commuter belts. In Hampshire, Wiltshire and Somerset, it is possible to enjoy peace, space and excellent value for money, while still being able to reach London for work with relative ease – and this is precisely the time of year to start your search.
I live near Marlborough in Wiltshire, and people commute from here into London every day. Wiltshire was recently described by The Times as ‘England’s most underrated county’, praised for its ‘astonishing countryside’ and strong ‘feelgood factor’. I couldn’t agree more. It feels markedly different from the traditional commuter belt, which can be increasingly busy and noisy – and that difference is precisely its appeal.
Venture a little further west into Hampshire, Wiltshire and Somerset and you’ll find vast stretches of unspoilt countryside, secluded villages, wonderful long walks and a noticeably slower weekend pace. For me, as both a buying agent and a Wiltshire local, the appeal of this region is the peaceful, relaxed way of life that it offers. People are more rural at heart here; it is less transient and international, and far more rooted in community and permanence.
For hybrid workers, typically based at home on Mondays and Fridays, the dreaded Friday commute has largely disappeared. Here, you can close your laptop at six o’clock and be in the local pub, out riding across open countryside, or on your way to the coast within half an hour. Equally, there’s no need to begin the week with a ghastly 6am Monday alarm to catch the commuter train; a slightly longer journey on a Tuesday feels altogether more manageable.
Is 2026 a good time to consider a move to Hampshire, Wiltshire or Somerset?
When commuting only two or three days a week, extending journey times to an hour and a half – or even two hours – feels more comfortable. Naturally, the further you travel from London, the more property you get for your money.
This is also the time of year when we begin to hear about new opportunities, and we aim to get our clients in to see these as early as possible, often before anyone else. Around 70% of what we buy is secured off-market or pre-market, making expert representation an excellent return on investment.
Interestingly, this year we are seeing a significant amount of stock that we were aware of last year now being prepared for launch at lower price points. As a result, these properties are likely to come to market earlier than entirely new stock.
Given that very little sold above £3 million last year in Dorset, South Wiltshire and South Somerset, there are certainly good opportunities to be found – provided you can identify a sensible vendor and, most importantly, the right location to suit your lifestyle.
The appeal of Cranbourne Chase and surrounding areas
The area surrounding the Cranbourne Chase National Landscape, which spans Dorset, Hampshire and Wiltshire, offers some of the most beautiful unspoiled rural countryside in the region. Characterised by rolling chalk downs, ancient woodland and peaceful landscapes, it is ideal for walking, cycling, riding and a wide range of outdoor pursuits. The beautiful Dorset coast is just an hour away.
The charming village of Tollard Royal is home to an equestrian centre, the recently refurbished King John pub, the well-regarded independent day and boarding prep school Sandroyd School, and the Grade II-listed Victorian pleasure grounds at Larmer Tree Gardens. Nearby Tisbury has its own railway station with direct services to London Waterloo, typically running hourly and taking between 1 hour 45 minutes and 2 hours.
The nearby town of Shaftesbury known for its notable cobbled hill and independent shops and the highly regarded Port Regis Prep School, is also a popular choice. Bryanston School in Blandford Forum, along with Hanford Prep and Clayesmore School also provide excellent independent education options for families in the area.
The countryside around Salisbury is equally attractive and Salisbury station offers strong commuting links to central London, with frequent direct trains to London Waterloo taking between 1 hour 20 minutes and 1 hour 40 minutes.
A farmhouse that has been extended or expanded with around 20 acres of land, a pool, a court and a cottage would typically be priced in the region of £3-4 million. There is a good mix of properties that have already been developed and those that remain untouched, so we’re always trying to find the gem with potential that aligns with how much work a buyer is willing to undertake.
The sustained popularity of Bruton and Frome
North west of Cranborne Chase, the area around Bruton and Frome continues to rival the Cotswolds in terms of popularity, yet retains a distinctly more understated character, which I believe is a key part of its appeal.
Soho House opened its first rural retreat, Babington House, in Frome in 1998, paving the way for a wave of luxury openings in the years that followed. Hauser & Wirth launched their Somerset gallery in 2014, followed by the arrival of The Newt luxury hotel and estate in 2019. That same year saw the opening of Bruton’s Osip restaurant, which went on to receive a Michelin star in 2021, and last year marked the launch of Osip 2.0, its new farm-to-table restaurant. Bruton was recently described by Condé Nast Traveller as “the coolest town in the UK.”
Despite this, these pockets of quiet luxury remain firmly rooted in beautiful countryside, with slower paced villages and market towns, proper local pubs and the reassuring presence of mucky tractors and weathered barns.
There are some direct train services to London Waterloo from Bruton, although most people tend to drive or connect via stations such as Westbury or Castle Cary. Trains from Frome to London Paddington take from 1 hour 30 minutes. The A303 is also easily accessible, providing a convenient route east to London and west towards Devon.
The area is well served by a number of highly-regarded independent day and boarding schools, including Kings’ Bruton and Springmead School near Frome.
Why Sherborne and Templecombe offer both fantastic properties and lifestyle
I particularly love the countryside south of Bruton around Sherborne and Templecombe with its gentle rolling hills and attractive villages. London commuters are well served by both Sherborne and Templecombe stations with offer direct train services to London Waterloo, while families are drawn to Sherborne’s highly regarded prep, girls’ and boys’ schools.
A particular appeal of this area is its strong selection of high-quality properties. Almost every village features a farmhouse or manor house, along with an excellent Georgian house or rectory.
Navigating the current property market in South West England
There is currently limited stock in the South West within the £2–10 million bracket, while a significant volume of off-market property exists above £10 million. A particularly attractive house with 50-100 acres would typically be priced at £7-10 million.
We maintain close relationships with local selling agents, as well as our extensive network of professional contacts who are aware of which properties are likely to come to market and can secure early introductions.
Sellers at this level are often highly discretionary and it’s not unusual for them to seek prices well above true market value. This is why engaging a buying agent offers the best chance of securing an exceptional property at a fair price; we are able to advise on value and negotiate on your behalf.
Most importantly, we’re not selling anything. We guide our clients not only to exceptional properties but to the dream lifestyles that accompany them.
Mark Lawson MRICS is our Partner in the Southern Counties and a specialist in High Value Residential and Rural Estates.
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