Category: Blogs

The Timeless Appeal of the Surrey Hills Villages

Posted on by Jessica Jonzen

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.

Woman in blue suit jacket with long brown hair looking at camera

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.

Rights of Way – What You Should Know and Why They Matter

Posted on by Rosalind Sack

Public rights of way can affect property owners in all manner of unforeseen ways, which is why it pays to have clarity on exactly how you can manage them on your land. Our Partners, Jemma Scott and Mark Lawson, share their expertise on how to ensure that the rights of way for which you are responsible feel less of a nuisance and more of an asset

There are over 140,000 miles of footpaths, bridleways and byways in England and Wales, many of which date back hundreds, even thousands of years. Carved into the landscape naturally by animal and human migration, they were later used for trade, farming, pilgrimage and recreation, and form an integral part of our heritage.

Yet for many rural homeowners or buyers of country properties, discovering a public right of way on your land, particularly if it runs in close proximity to the house, can be an unwelcome surprise. The idea of walkers, riders or even vehicles passing through your property can feel like an added complication to purchasing a dream home, and even an infringement on privacy and security. But with clarity, understanding and good management, living with a right of way can be harmonious – and sometimes even add value.

The Types of Rights of Way

Public rights of way are legally protected routes that the public can use to cross private land. There are several different categories in England, each with its own rules on usage.

Public footpaths
These are the most common type and may cross fields, meadows, or the edges of private gardens. They are only for walkers and people using mobility aids, such as wheelchairs or prams. Cycling or riding on a public footpath is not permitted unless the landowner gives permission.

Bridleways
Bridleways can be used by walkers, horse riders and cyclists. While cyclists have a right to use them, they must give way to other users. Motor vehicles are not allowed.

Restricted byways
These routes are open to walkers, cyclists, horse riders and horse-drawn vehicles, but not motor vehicles. They often follow old carriageways or drovers’ roads, which were routes to move livestock on foot.

Byways open to all traffic (BOATs)
Despite the name, BOATs are mainly used by walkers and riders, but motorised vehicles also have a legal right of access. Their presence can be more contentious, particularly where 4x4s or motorbikes use them recreationally.

Permissive paths
These are routes that a landowner has voluntarily allowed the public to use. They’re not legal rights of way, and the landowner retains the right to close or reroute them. Signage often indicates that they are permissive rather than statutory.

Open access land – The Countryside and Rights of Way Act 2000 (CROW)
The CROW Act gives the public a right to roam across designated open country, which includes mountain, moor, heath, downland and registered common land. This is a right of access on foot only and doesn’t necessarily follow marked paths. It doesn’t include gardens or land close to a house, and certain restrictions may apply during particular times, such as during lambing season or due to risk of fire.

Landowner’s responsibilities

Before buying a rural or semi-rural property, it’s essential to check whether public rights of way cross the land. “When we look at properties, of course we look at the house but – equally importantly – we look at what’s around it, what’s on it, what’s next to it and what’s adjacent to it. And a major part of that is rights of way,” says Jemma Scott, our North Home Counties Partner.

To identify these, we first look at an Ordnance Survey map. We then undertake a Highways Search which flags up what the local authority recognises are the definitive rights of way – some of which may not appear on a map.

However, there are estimated to be more than 40,000 miles of rights of way in England that are not officially recorded and it’s our job to try to identify those. As buying agents, we also search whether there are any current proposals to create new rights of way across a property.

Owning land with a public right of way brings legal responsibilities which are important to observe. You must keep the route open and unobstructed, which means gates must open freely, stiles must be safe and usable, paths must not be ploughed and vegetation should be kept trimmed.

It is also an offence to display misleading signs that might deter legal users – for instance, putting up ‘Private’ or ‘Keep Out’ on a public footpath. However, clear signage that distinguishes public paths from private driveways or gardens is entirely permissible and often helpful for everyone.

Where animals are grazed, additional precautions are required, such as keeping aggressive livestock away from paths, particularly during calving or lambing season. Or if there is an old listed wall that’s prone to collapse running alongside a footpath on your property, it needs to be carefully managed to avoid injury. In these instances, we would advise clients to take out public liability insurance.

Navigating more informal agreements

Permissive paths, by definition, are not statutory, so extra care should be taken to establish if these affect a property. “As soon as clients have bought a property, I always advise them to submit a section 31(6) Notice with a map attached illustrating the public rights of way that they accept and acknowledge on their land. This gets lodged with the council and once it’s confirmed and on record, there can’t be any other claims for any other right of way across the land. And you should make sure you have signage saying that access is by permission only,” advises Mark Lawson, our High Value & Rural Estates Partner.

Grey areas can also arise when neighbours, friends or villagers have more informal historical arrangements regarding rights of way over your property, which aren’t clearly stated on the title deed. “For instance, the owner of a private driveway may give their neighbour in the house at the end of it the right to use it to access their property,” says Jemma. “Or a property may have a beautiful parcel of land, but you need to know that a lady up the road has the right to motor across it to drove her sheep.”

If you become aware of such an informal agreement, we would always try to get the seller to formalise it before exchange, as Mark explains: “That means getting everyone to agree and sign a legally-binding document with a plan attached which clearly states that they have no legal right of way, it is by permission only.”

He adds: “I’ve come across it with very old estates which have been in the same family for generations where local villagers use a path around a field on its land and have done so for years. In this instance I would suggest having a licensing system in place so you write to them every year with a license or numbered ticket and a map, saying you’re allowing them the right to walk around this field but they have no formal rights to it and it can be withdrawn at any time.”

Diverting a right of way

Attempting to divert a footpath away from your property can be a very difficult process, which can often involve lengthy consultations with several different official bodies at a sizeable financial cost.

Jemma says: “I had a situation where we lost out on a house in sealed bids because a very wealthy, high-profile couple outbid everyone else by a significant figure because their London agent had told them that they would be able to move the footpath that ran directly past the front door and through the middle of the garden. Unfortunately for them, there was no way they were going to be able to do that and it caused all sorts of complications That’s why the right advice is so important.”

There are, in fact, certain circumstances in which you are more likely to be successful in diverting a footpath.

“It may be that there’s a footpath on your land running through the countryside with beautiful views, but it happens to go right through one of your best woods where you want to shoot. If you offer an alternative route along an old track with no views, then you will – almost certainly – have no chance at all,” says Mark. “On the flip side, if there’s a footpath going right through a really noisy, dangerous farmyard where you have lots of animals and machinery, and you offer an alternative route that’s safer, with better views and nicer countryside, you have a strong case.”

To begin the process, you would need to consult a Rights of Way Officer within the Local Authority or an expert in footpath diversions to help you take the appropriate next steps. We often make those connections and manage this process on behalf of our clients.

Jemma says: “If you want to buy a house that has a footpath that runs very close to the front door that you’ve never seen anyone use, don’t assume that people won’t. Some will, because they can. And if you try to block it without going through the appropriate channels, you will meet stern opposition from people who say they have every right to walk it.”

How to minimise their impact

Part and parcel of living in the countryside is that there will be some form of right of way nearby. “Sometimes the best houses have footpaths,” says Jemma. “The question is what it looks like in the sum of its parts. Is it a peripheral footpath, or does it come directly off your front drive?

“While you may have the right to fence off the right of way to shield it from view, if people have been using it for years to walk their dogs with unobstructed views, and suddenly they are in a little 2m-wide shovel-through, you’re not going to make any friends in the village,” she warns.

Thoughtful fencing or hedge planting can provide a sense of privacy, while still respecting access. While improving signage and waymarking at entry points encourages users to stay on track and follow The Highway Code. Regular maintenance prevents paths from becoming overgrown or boggy – conditions which can encourage trespassing onto unintended areas.

Seeing them as an asset

It’s important to remember that a well-maintained footpath or bridleway offers instant access to a huge network of walking, cycling or riding opportunities; connecting people to the land in the best sense.

“I’m working with a client at the moment whose son is a very keen cyclist and so it would be a real bonus to have good access to a bridleway from their property, so he can easily set off onto this network of paths,” says Mark. “As long as it’s not too close to the house itself, having that access the other side of your garden gate can be highly desirable.”

Jemma adds: “Current clients of mine are actively looking for access to bridleways and any search for an equestrian property will require the same. A large proportion of my clients also want access to walks – and therefore footpaths – from their property. It’s all part of the lifestyle that they’re buying into, especially if they’re moving out of a city.”

It’s not just our clients that enjoy this extensive network of rights of way. “I live just west of Marlborough in Wiltshire close to beautiful chalk hills which are crossed by the White Horse Trail and The Ridgeway – said to be the oldest road in Europe – where I walk every weekend. It’s absolutely stunning,” says Mark. “There’s Milk Hill with Alton Barnes White Horse cut into the chalk hillside and you can walk over the top of the horse, which is fantastic.”

“I live and work in the Chilterns which is awash with a myriad network of beautiful footpaths and bridleways,” says Jemma. “I also love walking in the Hambleden Valley across the Hamble Brook chalk stream and up into the hills and woods between Henley-on-Thames and Marlow. The 180-mile Thames Path which follows the river from its source in Gloucestershire right into London, is another firm favourite.”

Jemma Scott is The Buying Solution’s Partner in the North Home Counties

Mark Lawson is The Buying Solution’s Partner specialising in High Value Residential and Rural Estates

For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.

The Rise of South-West London’s Prime Market

Posted on by Rosalind Sack

Expansive family homes, generous gardens, green spaces and no shortage of luxury amenities; prime property in London’s south-west pocket is more desirable than ever. Our Partner, James Burridge, explains what’s driving the recent surge in activity, where to find the area’s most exceptional properties and how to seal success in this complex market

Once rather dismissively labelled ‘suburbia’ by our grandparents, who would have questioned our sanity in moving out of Kensington or Chelsea, south-west London has been experiencing a surge in activity in recent times – and for good reason.

A large part of the appeal of south-west London is that its housing stock is more in keeping with the way we want to live. Houses here are lower, wider and with larger gardens and there are less strict planning controls than in central London. A standard townhouse in Chelsea is around 16ft wide. Go to Richmond or Wimbledon and you’ll see 40ft wide houses with 100ft gardens and off-street parking. In central London you’d have to pay north of £20m for that amount of space; in Wimbledon it can be half that, or even less depending on where you’re looking.

The ‘villages’ in this corner of the capital retain a sense of community and character alongside an abundance of green, open spaces – all within easy reach of central London. And you’re not devoid of luxury here. Restaurants such as Scotts Richmond – sister restaurant to its Mayfair stalwart – Michelin-starred Trinity in Clapham and Chez Bruce in Wandsworth are perennially popular. Recent openings such as luxury health club Third Space in Wimbledon and family-friendly members’ club Jesse’s House in Parsons Green further elevate these already affluent areas.

Increasing numbers of buyers are now wising up to the area’s charm. According to the Coutts Prime Property Index for Q1 2025: “Much of the current activity is being driven by needs-based buyers, those looking in traditional family homes markets, in outer-prime markets such as Battersea, Clapham and Wandsworth and Wimbledon, Richmond, Putney and Barnes.”

The majority of my clients here are looking for large family homes to be their primary residence and the area’s renowned independent schools, such as Kings’ College School Wimbledon and St Paul’s School in Barnes, as well as several leading international schools, remain a key draw. The new co-educational Thomas’s College on Richmond Hill, opening in September, is further evidence of increasing demand. Securing a school place here now needs to be considered years in advance.

The good news is that there is more stock than there’s ever been, but the market is thin when it comes to best-in-class properties that require no work. Buyers who only want to be on Richmond Hill and spend between £4-6m, for example, will find that there’s very little to choose from. Encompass a wider area taking in Richmond, Barnes and St Margarets, and you suddenly have far more opportunities.

It is also becoming more of a global market. With its close proximity to Heathrow, the area is attracting growing interest from buyers from Western Europe, the Middle East, America, China and India. If we look a decade ahead, I think south-west London will be home to a far more international population – on a par with central London.

South-West London’s most Desirable Roads

Wimbledon’s most popular pockets are the roads off the Common, from where you can explore the heath and woodland on foot, bicycle or horseback and easily walk into the village. You can also walk down into the town to get the train into central London.

The streets between Wandsworth and Clapham Commons are also very popular, especially with young families. The area known as the ‘Toast Rack’ (named after its shape on a map) between Trinity Road and Wandsworth Common has substantial late 19th century houses, some of which back on to the Common, as well as fast connections into central London.

Richmond Hill remains the most desirable enclave of Richmond, noted for its celebrated view of the Thames [pictured at the top], as well as its famous residents over the years. Rockers Ronnie Wood and Pete Townsend have each owned the iconic Georgian mansion The Wick, while Mick Jagger and playwright Richard Sheriden are both previous owners of nearby Downe House. Across the river, houses backing on to the Trust Grounds of St Margarets have huge appeal. Owners have a key to the resident-only 12-acre gardens where there are lakes and tennis courts.

In Fulham, the Peterborough Estate conservation area – known for its distinctive red brick ‘Lion Houses’ – have long been popular. There’s also a perfect little pocket between Eel Brook Common and The White Horse and from Parsons Green down to New Kings Road. The Fulham market, in the mainstay, tops out at £4m-4.5m, but pricing is still very strong in these areas for good properties on the right roads. Houses that were £1,300 per sq ft, are now trading for £1,450 or even £1,500 per sq ft.

Further west in Barnes, properties close to the pond and large houses on Lonsdale Road with views of the river are among the most desirable. You will also find some exceptional classical villas on Castlenau. Once a very busy road, it now benefits from the indefinite closure of the Hammersmith Bridge to motor vehicles, making it much quieter.

Successful Purchases, Happy Clients

We recently secured a beautiful semi-detached house in Wimbledon Village for a couple who were downsizing. Initially set on something turnkey, they shifted their expectations due to limited stock — and with our support, are now working with an excellent team to renovate their new home in a prime, walkable location.

In Clapham, we acquired an almost 5,000 sq ft family house on one of the area’s best roads off the Common, off-market and through sealed bids. Properties of this scale and potential rarely come up – it’s a once-in-a-generation house and the kind of opportunity I see only once every couple of years.

And in Fulham, we have recently purchased an exceptional 4,000 sq ft house over looking green space for a family seeking a wide, low-built house with a large garden and off-street parking. We viewed it before it came to market and, with just a handful of such homes in the area, it’s a rare and exceptional find.

How to Stay Ahead in South-West London

It’s important to keep in mind that it takes longer than you think to find what you’re looking for in south-west London – a move could take up to 18 months. Without a high volume of stock, it takes a long time to get your eye in. You may need to see a dozen houses across a number of ‘villages’ to know if it’s where you want to be and it could take six months to see six good houses. There are even fewer houses available that don’t require any work.

That said, there are a lot of good buyers, so when the right thing comes along and the timing is right for our client, we have to act quickly – particularly as most of the stock that we see isn’t on the open market.

This means ensuring that our clients are exceptionally well informed, so that they have the knowledge and confidence to act swiftly when the opportunity arises.

James Burridge is The Buying Solution’s Partner in London

For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.

Why Soho and Covent Garden Offer a Unique Proposition

Posted on by Rosalind Sack

Vibrant, dynamic and at the cultural and creative heart of London, Soho and Covent Garden offer buyers a unique lifestyle. With significant investment in the area and real value to be found, our Partner in London, Toto Lambert, explains what makes them a compelling alternative to the Prime Central London stalwarts

For buyers drawn to a neighbourhood with energy, culture and personality, few areas of London rival the atmosphere of Soho and Covent Garden. From sweeping piazzas to cobbled courtyards, lively independent restaurants, some of the city’s finest shopping and, of course, the bright lights of the West End’s theatre district, it takes some beating.

Here you can find properties to be lived in – not merely hotel-style suites designed for occasional stays. You’ll find homes where you can entertain, host friends and family, and be within walking distance of the action. And for buyers searching for a pied-à-terre, it offers an exciting, distinctly different lifestyle from a primary home in the country.

The Elizabeth Line now links Tottenham Court Road directly with Paddington and into Berkshire, while Waterloo is a short and pleasant walk, making it easy to travel between central London and countryside homes in Surrey or Hampshire.

While the likes of Chelsea, Notting Hill and Kensington offer timeless appeal for family living, Soho and Covent Garden bring something altogether different: verve and variety. Ideal for couples, singles and – increasingly – empty nesters looking for a London base that feels invigorating, not isolating.

Many of my clients searching in this area fit this profile – still working, often with grown-up children and keen to enjoy the best of the city’s cultural life. One couple that I recently worked with chose to focus their search in this area because of their passion for the theatre. With 39 West End theatres concentrated within a walkable distance, not to mention galleries, museums and the Royal Opera House, this location is a dream for arts lovers. And London’s theatreland is thriving, with record ticket sales last year and fresh investment flooding in. Generous tax incentives here are said to be persuading producers to debut their shows in London rather than Broadway.

Industrial Lofts to Classical Terraces

There are two clear architectural identities in Soho and Covent Garden. In Covent Garden you’ll find elegant, boutique new developments such as Capco’s Floral Court Collection – 31 individually designed homes with balconies and private terraces in the historic Westminster Fire Office building, with incredible views towards the London Transport Museum. These one, two and three-bedroom apartments offer intimacy and charm that is rarely found in more expansive developments such as 190 Strand, on the south side of The Strand, with over 200 residences.

In Soho, you’ll find more industrial, loft-style living such as the prestigious Hat Factory Apartments on Hollen Street. This converted former factory building dating from the 1880s offers contemporary, open-plan, light-filled spaces, private terraces and plenty of history. Soho is also home to handsome Grade II-listed Georgian townhouses, like those on Betterton Street in the Seven Dials Conservation Area and on leafy Soho Square overlooking the central gardens.

Price-wise, there’s genuine breadth – from around £1,600 to £2,700 per square foot. Value is driven by factors such as the presence of concierge services, high specification finishes and private outdoor space, as well as architectural significance and building prestige.

A Sophisticated, Spirited Lifestyle

What truly distinguishes this part of London, though, is the lifestyle that it offers. The iconic home of the defining music and fashion movements of the 1960s and the centre of London’s LGBTQ+ community, Soho continues to pulse with creativity and diversity, edged with a certain flamboyance.

Historic Covent Garden offers a more classical atmosphere and sense of grandeur with its colonnaded Piazza – a market in some form since the mid 1600s – and the Royal Opera House with its beautiful glazed entrance pavilion. Colourful Neal’s Yard adds a splash of the bohemian, while pretty, cobbled Floral Street is renowned for shopping.

Nearly a third of London’s 30 best restaurants, according to The Telegraph this month, can be found in Soho and Covent Garden – including The Devonshire, The French House and Rovi in Soho, and Cora Pearl in Covent Garden.

The area is also seeing robust commercial confidence. Diageo is investing £73 million in a new brewery, restaurant and training academy near Neal Street. Meanwhile, international fashion brands like TALA and Autry have recently made their UK debuts in and around Soho’s famous Carnaby Street – a vote of confidence in its continued relevance and appeal.

Of course, this means that the area is bustling, but there are discreet oases of calm to be found, if you know where to look. Akasha wellbeing club at Hotel Café Royal on Regent Street was awarded England’s Best Hotel Spa at the 2023 World Spa Awards, and the AIRE Ancient Baths in Covent Garden is wonderfully atmospheric.

Why Work with a Buying Agent Here

As with many desirable London neighbourhoods, best in class properties in Soho and Covent Garden are often under the radar and rarely reach the open market. Our experience and networks grant us access and, with the advantage of local insight, we know which pockets offer peace and discretion and who your neighbours might be.

In this market, it pays to look through a ten-year lens and consider a home here as a long-term investment. Whether as a pied-à-terre or as a main residence, considerations like lift access, on-site security and a peaceful position are important to factor in when looking to future-proof your property purchase.

Right now, Soho and Covent Garden offer invigorating appeal, variety and long-term value. For the right buyer, this is an area brimming with opportunity.

Toto Lambert, The Buying Solution Partner, London

Toto Lambert is our Partner in London

For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.

The Joy of Downsizing: Why Planning Ahead Matters

Posted on by Jessica Jonzen

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 Cotswolds buying agent, The Buying Solution

Georgina Neil is The Buying Solution’s Cotswolds Buying Agent

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The True Value of Our Exceptional Network

Posted on by Rosalind Sack

Whether buying a listed smallholding in the Cotswolds or a Georgian townhouse in Chelsea, our clients need more than simply the keys. Building an exceptional team of professionals for our clients to support every element of the buying process is all part of our service. And it doesn’t stop on completion…

Sarah Frances Kelley for The Buying Solution

At The Buying Solution, we have built a reputation for sourcing and securing some of the country’s finest properties across London and the English countryside. But while our clients come to us for access and discretion, they stay with us for something less widely known – our network of highly sought-after specialists.

This isn’t just a list of names and numbers. Every agent has a filtered network of some of the most in-demand professionals across property, lifestyle and relocation which we can call in on behalf of our clients. Each connection is earned thanks to years of experience and mutual respect. Many of our advisors have not only operated professionally in their regions for decades, but live there too. Deeply embedded in the local communities, they can open doors for clients that would otherwise be innaccesible.

We’ve brought in leading viticulturists to help advise a client on the perfect aspect for growing grapes on their land, recommended sound engineers to advise on mitigating the impact of a local road and introduced specialist developers to clients wanting to build a state-of-the-art recording studio at their home. We’ve known exactly who to call to successfully move a footpath running across the front of a property – a notoriously difficult task – or which specialist to contact when one of Europe’s most important bat colonies is discovered on a property.

For our clients – who may be relocating from overseas, buying a pied-à-terre in a new area, transitioning to the countryside for the first time, or upgrading to a substantially different property – these introductions are invaluable.

“This job is really all about people and relationships, rather than just bricks and mortar,” explains Harry, our Head of the Cotswolds region. “We are very fortunate to work with some incredible people and we genuinely want to help them as best we can.”

Building a Dedicated Team

We connect our clients with seasoned solicitors who understand complex property law, experienced planning consultants who know how to navigate local authorities, and highly sought-after architects, builders and structural engineers.

For those buying listed buildings in the country, we provide access to experts in heritage restoration and environmental stewardship. For clients completing on a central London pied-à-terre, we can put them in touch with leading interior designers and help to appoint an exceptional concierge to prepare the house for their arrival.

“I worked with a Los Angeles-based couple who were buying their first property in the UK. They bought a beautiful Grade I listed property in the Cotswolds with animals grazing on the land, and we helped them to put a full team in place to manage it, which was quite challenging because of its remote location,” explains Harry. “That included everyone from landscape architects to heritage consultants, agricultural specialists, architects and surveyors. Being based in the US, the owners weren’t always there to identify an issue straight away, so putting the right team in place for them was vital.”

Beyond the Property

Buying a home isn’t simply about the property – it can also mean settling into a new way of life, possibly even a new country and culture. Our agents have secured their clients access to notoriously discerning private members’ clubs, padel or pony clubs, and put them in touch with the best local helicopter pilots. We’ve helped clients find their dream garden designer as quickly as their next Pilates instructor. And it doesn’t stop at the point of completion.

Our London Partner Philip Eastwood still holds the keys for several of his former clients and when they find themselves in a tight spot, he has personally stepped in to help. “One former client was away in Italy and their goddaughter was dog sitting for them and accidentally locked herself out of the house. It was a Sunday and they contacted me to ask if I could help. So I drove to the office to pick up their spare keys, went to the house and let in the rather stressed dog sitter!” says Philip, adding: “I didn’t think twice.”

There is also a careful consideration of the right fit, explains Harry. “I know these individuals personally, so I can match up not just their technical abilities for the job, but also their personalities to ensure a harmonious connection. And while they may be fully booked for people they don’t know, our close relationship means that I can usually call on their expertise at any time.”

It’s an evolving list, too, and our agents keep ahead of which specialists are at the top of their game and in hot demand. “It’s for me to know who’s operating at the pinnacle of their industry and who I should be introducing people to,” says Harry. “You can’t just buy your way in. You need to fit the profile and have a warm introduction from someone who’s trusted.”

Of course, with everything we do, impartiality, integrity and discretion is key. “I don’t take any commission from the introductions I make. Anyone I introduce to a client is because I genuinely recommend them,” says Harry.

Philip agrees, adding: “It’s a bit like a relay. When you recommend someone, you’re passing on the baton to them and you want to make absolutely sure that they don’t drop it! Everyone we recommend is someone that we’ve had past experience with and we know does an excellent job. And because we’ve been doing this for many years, we have a vast historical knowledge and network.”

Educational Support

Education specialist Richard Northey of The Education Consultancy is one such specialist who we highly recommend to families looking for strategic advice and solutions for schooling; from nursery to 18.

He helps families to understand the strategy required in applying to the country’s finest schools and nurseries, identifies viable options for them and can also assist with the application and placement of the pupil.

“As with finding a home, the school has to be the right fit for the individual. It often comes down to the emotional connection you get with a school when you walk over the threshold, just like with a house. It’s my job to offer strategic advice, present options and find solutions in a world that is constantly changing.”

While he is careful not to indicate that he can help a child to get into a school, the trust that Richard has earned among schools, and his experience, is highly beneficial. “If you have an established relationship with a school, the better your leverage will be to benefit the family you are working with,” he says, adding that he, too, never takes commission from a school.

Experienced Problem-Solving

Very often we identify issues that our clients are unaware of and, crucially, also understand when something presents itself as a potential problem, but isn’t of concern.

It might be spotting a tree stump in a garden that is subject to a Tree Preservation Order that hasn’t been adhered to. On that occasion, Philip immediately identified the issue and put a team in place to deal with it swiftly and efficiently. “It’s that age-old adage of ‘Don’t bring me problems, bring me solutions,’ and that’s what we aim to do. Our role goes far beyond merely the transactional,” explains Philip.

“I had a client get in touch because they were concerned that the vaults of the property weren’t included in the Land Registry title plan. Having dealt with this before, I was able to advise them and put them in touch with the correct person to sort it out. It’s that awareness and experience that is so valuable to our clients.”

Our network, experience and personal approach saves our clients weeks of research, false starts and introductions that don’t quite fit. We make connections that go far beyond convenience and can open doors that would otherwise remain tightly closed.

Harry Gladwin, The Buying Solution

Harry Gladwin is our Head of the Cotswolds

Philip Eastwood, The Buying Solution

Philip Eastwood is our Partner in London


For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.

Chelsea and Belgravia: the Prime Central London Neighbourhoods to Watch

Posted on by Jessica Jonzen

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

Chelsea townhouses ©Sarah Frances Kelley for The Buying Solution
Sarah Frances Kelley for The Buying Solution

With the RHS Chelsea Flower Show just around the corner, Chelsea and Belgravia – two of the grande dames of Prime Central London – are looking their botanical best. These 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.

Pavilion Road, Chelsea ©Sarah Frances Kelley
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.

Neville Chamberlain's blue plaque Belgravia ©Sarah Frances Kelley for The Buying Solution
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.

Will Watson, Head of The Buying Solution

Will Watson is Head of The Buying Solution


For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.

The Hampshire Valleys: Understated Country Living

Posted on by Jessica Jonzen

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, writes our Southern Counties specialist Jake Civardi

River Test Hampshire Valleys

When my wife and I left London in 2010 with a new baby and a growing sense that the city no longer suited the life we wanted, we went in search of somewhere with a sense of place. We found it in Hampshire.

We wanted open countryside within reach of London, access to excellent schools, and a village life that felt authentic and meaningful. But over time — and now having spent more than a decade advising clients on their own transitions — I’ve come to understand more clearly why the Hampshire Valleys hold such enduring appeal.

Rural Connectivity

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, my 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 (my former school) 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.

Having made the move myself, I bring clarity to the process — evaluating not just the house, but the village, the connectivity, the flood risk, the broadband, and yes, whether the pub is open on a Monday. As a local, I’m often first to hear about new properties which may be coming to market.

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.

Jake Civardi, Southern Counties Specialist

Jake Civardi is our specialist Partner in the Southern Counties.

For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.

The Rise of the London Pied-à-Terre

Posted on by Rosalind Sack

Despite the recent political and economic turbulence, the demand for pied-à-terre properties in London – particularly among international buyers – is higher than ever. Our London specialist, James Burridge, explores which areas of the city offer the best value, how to maximise the benefits of a London pied-à-terre and how to avoid paying over the odds.

London tree-lined street with white mansion houses and red buses
Unsplash

The Labour government’s change in taxation rules for non-UK domiciled individuals and its increased surcharges on second homes has, of course, impacted the market. Yet property in London remains a trophy asset – with buyers still drawn to the city for its world-class lifestyle, its status as a global hub and the unique history that a home here offers.

The Unwavering Appeal of London

We are working with growing numbers of overseas buyers – particularly from America – who are spending more time in London and are looking for a comfortable base in the city for themselves and their families. Buying property in London is no longer seen as a profitable short to mid-term investment in the same way that it once was, thanks to the steep rise in stamp duty, cooling price growth and the wider economic slowdown. That said, with uncertainty comes less competition; there is some fantastic value in the market right now for those with a long-term view. 

This rise in demand for a London pied-à-terre is very much a lifestyle choice; for work, for family, for education, for its culture and connectivity. London is a safe, well-regulated market, which makes it a magnet for buyers who value long-term security.

The US dollar’s strength has further accelerated demand, among American clients as well as dollar-based buyers from the Middle East. I recently worked with an American client whose husband works for a major bank. They are based on the West Coast of the US so it’s a long journey to London and they spend more than just two or three nights at a time here. Previously relying on One Fine Stay when visiting London, they were tired of the transient nature of short-term rentals and wanted something more permanent where they could leave their belongings and immediately feel at home. We brought a lovely flat near Sloane Square, overlooking green space.

Another recent client from America often comes to London to see her daughters – one is in further education here and the other was studying here and has stayed in London to work. We bought a beautiful apartment in Notting Hill to avoid the hassle of booking with the likes of Airbnb every time she visited.

Pied-à-Terre Non-Negotiables

Pied-à-terre buyers want immaculate, turnkey properties. They aren’t interested in tackling a renovation from overseas, particularly on a leasehold apartment. Yet only about 10-20% of the properties we see are immaculate – the rest require significant work, whether that’s updating kitchens and bathrooms, or a complete renovation. This means that buyers either need to be patient or consider expanding their search areas beyond the most in-demand areas of Marylebone, Kensington and Notting Hill, known for its patchwork of communal gardens.

With a clear shortage of immaculate stock at the higher end of the market, it’s imperative that buyers stay ahead of the competition. Our experience and connections ensure that we gain unparalleled access to the very finest homes and 80-90% of the properties that we find for our clients are off-market.

London is seen as a hub and another key prerequisite for many London pied-à-terre buyers is ease of access to Heathrow. The second busiest airport in the world after Dubai, Heathrow is a gateway to Europe and we see many people from America or Asia choosing to stay in London before they travel on into Europe or elsewhere.

We recently worked with a Japanese client who was planning more frequent visits to Europe. We helped him to buy a fantastic apartment in a prestigious London development with easy links to Heathrow to act as his European base.

The Best Value London Pieds-à-Terre

London property prices have dipped since the last peak in 2014 and there is some good value to be had in the market right now – the best we’ve seen in a decade. But the cost of purchase is high and it’s impossible to tell what the political landscape will look like after the next general election in 2029. For now, buyers have to maintain a long-term view; they need to be prepared to hold on to their property for 10 years plus to make a good return on their investment.

While clients are often drawn to well-known areas like Notting Hill, Marylebone and Kensington because of their ease of access to Heathrow and their status, it’s definitely worth exploring further. There is comparatively good value to be had in nearby Sloane Square and Belgravia, which also offer fantastic architecture, good transport links and well-managed buildings with solid infrastructure.

Typically, it takes a year from the start of the search through to completion, in part because there is a shortage of suitable properties. Why? The cost of stamp duty in the UK is a large part of it – a significant 12% for properties over £1.5m, 17% for second properties in that price bracket. Unless you are a needs-based seller who is upsizing or downsizing, divorced or bereaved, there is little motivation to move. The volume of stock shrinks each year as the cost of trading gets higher.

While we are seeing non-doms leaving the UK for the likes of Dubai or Italy in reaction to the Labour government’s new rules, we are seeing many of them holding on to their London property. They may still have children at boarding school here, or they may be biding their time until the next general election when the rules could change again. If they sell now and decide to come back in four years, it’s likely to be a costly move.

Our specialist knowledge of London’s prime residential market not only unlocks access to some of the most exceptional homes before anyone else, but also ensures that you are not overpaying for it. This can make a huge difference in the current climate, as we regularly see people paying vastly inflated prices for a London pied-à-terre.

Not only are we highly experienced, we act with discretion and care to handle all of the intricacies of the buying process in London, wherever you are in the world.

James Burridge, London specialist buying agent at The Buying Solution

James Burridge is our specialist Partner in London.

For news, expert commentary and invaluable property insight, subscribe to The Insider, our quarterly newsletter, here.

Hampstead’s Hidden Gems: A Specialist’s Guide

Posted on by Rosalind Sack

One of the oldest areas in London, Hampstead speaks to both history and modern-day luxury with its sweeping views, architectural elegance and unique cultural backbone. Our North London specialist, Giles Elliott, uncovers what makes this part of the city such a special place to live

London houses next to large pond

I’ve had the privilege of exploring hundreds of houses in Hampstead during the many years that I have worked as both a selling and buying agent in North London. The area’s rich history and architectural pedigree is endlessly fascinating and the people and stories of Hampstead are what make it unique.

I pride myself on knowing every detail of the houses here; from the ceiling height in the living room, to the view from the bedroom, even the noise level – or lack of – in the garden.

When I first start working with a client, I encourage them to go on a driving tour of the area to decipher exactly what they need, where they want to be and the kind of home they are looking for. I really listen to them so I can precisely tailor my search and save them so much time. Even if they’ve already been looking for six months, I can show them areas or streets that they didn’t know existed.

I’ve recently worked with an Australian academic relocating to work at a British university; an English lady who’s downsizing; a Hollywood A-list couple… Every search is very different, but my clients agree that Hampstead is a truly special place to call home.

A Rich History

The name ‘Hampstead’ derives from the Anglo-Saxon ‘Hamestede’ meaning homestead and it is shown as a small farm in The Domesday Book. In the 17th century it emerged as a popular resort for London’s wealthy looking for a retreat outside of the polluted city and it is still surrounded by greenery. 

In those early days, there were just a handful of large merchant’s houses here that would go on to shape Hampstead’s legacy. The oldest of which is Fenton House, now owned by The National Trust, which was built by William Eades in the late 17th century.

Over the next few years eight to ten important houses dotted the landscape; homes for Earls, Lords and landowners who wanted to capitalise on the beauty and seclusion of the area. As the village developed, plots of land were sold off and houses were built for workers or renters, creating the fabric of the area we know today.

Hampstead has long attracted creatives and visionaries and its fascinating museums and exhibition spaces celebrate this heritage. The final home of the founder of psychoanalysis Sigmund Freud on Maresfield Gardens is now the Freud Museum, while the regency villa on Keats Grove where poet John Keats lived is now Keats House museum. There’s Burgh House, the Grade 1-listed Queen Anne house in Hampstead Village, Kenwood House on the edge of the Heath and 2 Willow Road; an innovative Modernist home designed by architect Erno Goldfinger, now owned by the National Trust.

It’s also an eye-spy of English Heritage blue plaques in Hampstead, with 60 of them marking the homes of its famous residents through the years, including composer Arthur Bliss on East Health Road, actor Richard Burton on Lyndhurst Road and artist Kate Greenaway on Frognal.

Man and woman holding toddler boy in the air on large green heath with houses on a hill in the distance

A Wellness Hub

Long before it became a popular destination for actors, writers and musicians, Hampstead was highly regarded for its clean water and fresh air. People from across London, particularly during the plague, flocked to Hampstead’s ancient Heath which is home to a large number of natural springs once believed to have healing powers.

The health benefits of Hampstead’s vast 790-acre Heath are still sought out today, offering tennis and athletics facilities, plenty of walks taking in fantastic views and its outdoor natural bathing ponds – open for brave swimmers year-round. Whenever I take people on a driving tour, I take them to see Judges Walk on the Heath, once a fashionable place for promenading which was painted by John Constable. Nearby is a huge web of fascinating little lanes and cottages – it doesn’t feel like you’re in the middle of London.

A popular pocket of Hampstead is the fantastically-named Vale of Health; a quiet cluster of houses cut into the Heath, which feels almost rural. Charming Victorian homes sit on winding, gravel lanes and many of these houses overlook one of Hampstead’s lesser-known ponds. Although I wouldn’t swim in that one, unless you want a belly full of tadpoles! Novelist and poet D.H. Lawrence lived at 1 Byron Villas on the Vale of Health in 1915 and it’s here that Bridget Jones lives in the latest film, Bridget Jones: Mad About the Boy.

Nearby Well Walk was established in the late 17th century as a public wells and pump room at the source of the Chalybeate Springs. The drinking fountain on Well Walk, at the foot of Wells Passage, commemorates the spa. The artist John Constable famously lived and died at the Grade II* listed number 40 Well Walk. Many of the houses on the street are Grade II listed and any existing original floor tiles, fireplaces and cornicing in these houses make them really special.

Hampstead’s Prettiest Roads

To the East of the village, Downshire Hill is one of the most picturesque roads in Hampstead, lined with Georgian, stucco-fronted cottages that sell for between £4–£8 million. Nearby Gainsborough Gardens, a private crescent around a peaceful communal garden, is another popular location, particularly for families. Many of its large Victorian houses are Grade II listed and were designed and developed by various different architects throughout the late 19th century. Well Walk has huge appeal for its history and beautiful architecture and Keats Grove is another popular road with a rich heritage.

To the West of the village is popular Redington Road, with Victorian houses, some lovely Edwardian Arts and Crafts style houses, even a beautiful new build block of flats. While the Village is hugely popular because of its shops and tube, the further you venture from it, the bigger the gardens. Leafy Templewood Avenue, which runs parallel to Redington Road is also very popular.

For a very different feel, Prospect Place off Holly Walk is magic. Built in 1796, it’s home to four cottages that you can only reach by walking alongside the cemetery. Alongside it is Benham’s Place built in 1813. You won’t find them on the map and you feel like you’re in the middle of the countryside here, despite being so close to the High Street.

Whitewashed traditional pub with hanging baskets with red flowers

Hampstead’s Most Coveted Houses

Not far away is Cannon Place, where you’ll find one of Hampstead’s most famous properties: Cannon Hall, home to a number of magistrates throughout the 1800s. They would hold trials in the billiard room before sending those found guilty down to The Clink. It later became actor Gerald du Maurier’s family home where his daughter, the renowned novelist Daphne grew up. This historic six-bedroom home with a swimming pool and half an acre of land sold for £28 million in 2015.

Tucked behind what was the Old Parish Lock Up, where you can still see the fantastic barred windows built into the garden wall of Cannon Hall, is number 11 Cannon Lane. Built in what was the grounds of Cannon Hall and designed by local architect Edward Greenaway, this is a very funky contemporary house with no stairs – just ramps everywhere.

There are 10-15 large, important, expensive houses full of history in Hampstead and by pure coincidence seven of them are for sale at the moment, which is unheard of. Many of these now sit between houses from all sorts of different periods and architectural styles, which I love. It’s so fascinating to see how this old village has evolved.

One of my favourite Hampstead houses is the Grade I-listed Georgian Romney’s House on Holly Bush Hill. It used to be the assembly hall and there’s a balcony where the speaker addressed the Lords – the first floor has 18ft ceiling heights. It’s phenomenal, I want to buy it! If it was right for a client, I would point it out from day one. George Romney was a famous artist and he lived in the house behind, which is currently for sale for £18m for the first time since 1992. It’s absolutely magical and it was a pleasure to see inside it recently.

If you like antiques and classic cars then Hampstead’s historic houses are for you. I, personally, would only ever buy a period property because I love high ceilings, open fireplaces and character. Buying a historic home here comes with a sense of stewardship and responsibility to protect and preserve its history. You’re the custodian of a slice of London’s history, which is very special indeed.

Giles Elliott is our specialist Partner in North and North-West London.

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