Category: Blogs

The Key Equestrian Property Market Trends in 2026

Posted on by Rosalind Sack

Equestrian sport is on the rise. Participation in riding in the UK has risen to 3.2 million in the last 12 months, while the equestrian industry generates £1.2 billion in annual social value, according to new research by British Equestrian. Nonetheless, it’s a sector that isn’t immune to wider economic factors which impact the whole market; from families looking for a home with paddocks, to professional riders searching for specialist facilities. Katherine Watters, our equestrian specialist and Partner in the Southern Home Counties, identifies the dominant trends she expects to see influencing the UK’s equestrian property market in 2026.

Katherine Watters in The Buying Solution equestrian kit sat on steps of horsebox

Higher livery costs will continue to impact demand

As the cost of livery has risen sharply so, too, has the demand for equestrian properties and I expect to see that continue throughout 2026.

You can now expect to pay anything up to £1,500 a month for full competition livery on a yard with comprehensive facilities; a significant cost, particularly if you have more than one horse. Many yards have stopped offering DIY or assisted DIY/part livery as they have found that it is simply not viable from a cost perspective.

The reason for this price rise is two-fold. The industry has long relied on low-paid, often cash-in-hand labour, but new rules ensuring proper contracts, benefits and working conditions have significantly increased staffing costs. The cost of hay this year has also gone through the roof, as a result of drought conditions earlier in the year reducing crop yields, and increasing production costs.

Two recent clients took a long-term view and combined their home with private facilities, employing their own staff rather than paying escalating livery bills. One had dreamed of seeing her horses from the kitchen window – now she finds it genuinely more cost-effective to keep her own yard.

More property decisions will hinge on geography and planning

2026 will see no change in the enduring core geographical hotspots for each discipline. A lot of event riders, professionals and owners choose the M40 corridor as a geographical base for its access around the country. While the polo fraternity often focus their attentions around Ascot and Windsor in Berkshire for Guards Polo Club, or the Midhurst area in West Sussex for the annual Gold Cup season held at Cowdray Park.

The areas around Lambourn in Berkshire and Newmarket in Suffolk remain the heart of UK racing, where many trainers favour the topography for both training facilities and stud farms.

Dressage riders are more geographically dispersed and I am seeing them increasingly follow the European norm of requiring an indoor school with full facilities. Yet exceptional houses with equally strong equestrian facilities are extremely rare. So as more people consider building their own, I expect that in 2026 we will see search priorities shifting from location to planning feasibility.

It’s important to remember, however, that equestrian planning is complex and local councils – especially those with a National Park – rarely favour large-scale development. This is why it’s vital to work with a specialised planning expert who can assess existing facilities, outbuildings, agricultural ties and land use, to fully understand long-term potential. I work with an excellent independent planning consultant who can identify required changes of use and plan facilities that meet Local Policy Frameworks.

Access to UK ports has long been important to professional riders and in 2026 we will see this becoming increasingly significant for serious amateurs, with all disciplines benefiting from strong European circuits and prize money.

Katherine Watters - a woman in blue outfit riding a black horse in a competition

We will continue to see cyclical demand, particularly in the rental market

The British Eventing circuit runs from March through to the end of October and is considered one of the best in the world, thanks to our renowned Badminton and Burghley 5-star events.

I am often contacted by riders or their Federations seeking a UK base to buy or rent for three- to four-year cycles while campaigning for Olympic or World Equestrian Games selection, and I expect to see this cyclical demand continuing throughout 2026.

The polo fraternity also used to be quite cyclical. Yet with rising travel costs, many patrons now seek permanent UK bases and winter their ponies here, rather than moving teams of up to 100 horses and 25 grooms between tours. I expect to see this becoming ever-more popular in areas like Sussex and Surrey where it can be a significant six-month income stream for landowners.

Rising investment in the equestrian sector will filter down

Investment in equestrian competition in the UK is increasing and I expect that it will only continue to climb throughout 2026. We are seeing evermore significant sponsorship deals of the most prestigious showgrounds and events filtering through the sector. The BBC has started to put equestrian sports back on their mainstream schedule now, too; proof of increasing popularity and interest. If you ask any equestrian enthusiast, it was never Christmas until Olympia was on the television!

I also expect to see a continued rise in interest in UK breeding, building on the record-breaking sport horse auction sales and growing demand from wealthy global investors, particularly in the high-end market.

The Brilliance Auction, Breen Equestrian and the Billy Stud auctions have secured Britain’s place on the global sport horse auction map.

We will see a growing demand for legacy properties

Equestrian property continues to be a smart long-term investment and throughout 2026 I expect to see more buyers creating legacy establishments, especially in breeding.

The key factors in legacy value are those you cannot change: location and access. Even horsebox size can determine viability – country lanes, overhanging trees, gate widths and turning circles all matter. The tiniest details have to be carefully considered.

Land quality, facilities, infrastructure, potential for expansion and adaptability, as well as legal and financial due diligence also remain key.

Katherine Watters smiling after competing on a brown horse

There will be even greater need for specialist guidance

With ever more complexities in the market and a limited supply of best-in-class opportunities, having impartial, expert guidance for buyers will be more important than ever in 2026.

For many, equestrian terminology can feel like a foreign language, which is why it’s vital to have a specialist who can decipher the nuances of each discipline and the distinctly different facilities that it requires.

It’s also important to be aware that many of the finest equestrian properties are sold off market, or at least access is private. In close-knit areas, properties often change hands behind closed doors, making it crucial to have specialist representation to help you to infiltrate those circles.

While there are some excellent selling agents specialising in equestrian properties, there remain very few buying agents with the required depth or breadth of knowledge. I’ve been around horses all my life – from Pony Club to owning horses competing at the World Equestrian Games, Badminton and Burghley, and time based in professional yards with Olympic riders. Having worked with and helped many riders, owners and patrons, as well as national federations, I have a comprehensive understanding of both private and commercial set-ups and the nuances of each.

Ultimately, equestrian purchases are about more than facilities: they are about the quiet solitude of time with horses. As Churchill said, “There is something about the outside of a horse that is good for the inside of a man.”

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

Katherine Watters is our equestrian expert and specialist Partner for the Southern Home Counties

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

Budget 2025: A Shot of Clarity for a Market Desperate to Move

Posted on by Jessica Jonzen

With Chancellor Rachel Reeves’ Budget now unveiled, Will Watson, Head of The Buying Solution, assesses its implications for the property market – and specifically what it means for buyers.

Clarity in policy underpins everything in our industry, and after weeks of fevered speculation, Chancellor Rachel Reeves’ second Budget has at last delivered it. Within minutes of the OBR’s unprecedented “technical error” that leaked the headlines before she had even taken her place at the despatch box, my phone lit up. One long-standing client messaged simply: “Good news, let’s get going.” Moments later came another: “Let’s make this deal happen now.” The deal in question is just shy of £20 million.

For all the noise surrounding this Budget, the immediate reaction from clients suggests one thing above all: they have not been spooked. In fact, in several cases, the announcements appear to have provided precisely the sense of direction they have been waiting for.

At the centre of the property debate, of course, is the introduction of a so-called ‘mansion tax’ on homes valued above £2 million. It is a politically charged policy that had been hotly debated in the press, and now that it has arrived, its design is both predictable and consequential. The surcharge is structured to mirror council tax bands: £2,500 per year for properties valued between £2 million and £2.5 million, rising in stages to a maximum of £7,500 for homes worth £5 million or more. Implementation will not begin until April 2028, following a revaluation of high-value homes.

It is no surprise that this measure disproportionately affects London and the South-East. In many central postcodes, £2 million buys not extravagance but a decent, if unremarkable, family home. The threshold captures a broad and complex picture – from global investors to retirees who bought their property decades ago and have seen their local markets soar far beyond what their incomes reflect.

Yet for our clients purchasing at the upper end – £5 million and above – the annual levy of £7,500 is unlikely to be a deterrent. To be candid, many had been bracing for more severe measures. In this sense, the Budget may even be received as a relief. But while some buyers may take this in their stride, the behaviour of sellers remains the greater unknown. Some may feel newly emboldened to hold their price, reasoning that the long run-up to implementation removes any inclination to negotiate.

And that long run-up raises another question – one several clients have already put to me directly: has the Chancellor been bold enough? By pushing implementation of the surcharge to 2028, Reeves has given herself and the market time, but she has potentially also created a two-year window for uncertainty to accumulate. If revenues fall short, or if political winds shift, she may be forced to revisit property taxation in next year’s Budget, potentially with sharper measures. The market absorbs a single shock far more cleanly than a series of speculative tremors.

We should also expect some behavioural shifts. Owners of high-value homes who had been weighing whether to downsize may now see clear motivation to transact before 2028, avoiding a recurring annual levy that might otherwise chip away at their financial planning. A wave of such sales could release supply at the top end and, in turn, cool prices that have remained stubbornly insulated from the broader market slowdown. For buyers seeking large family homes or prime assets, this could finally unlock opportunities that have been scarce for several years.

But there is a less discussed and potentially overlooked group: asset-rich, cash-poor owners who cannot or do not wish to sell. For them, the so-called mansion tax may land less like a wealth surcharge and more like a second inheritance tax. While the option to defer payments until a sale provides relief in the short term, it shifts the burden onto heirs, altering the long-term economics of holding high-value property. This group forms part of the “squeezed middle”: owners whose homes have risen dramatically in value, often through no strategic decision of their own, but whose incomes do not match their postcodes.

Despite these complexities, the Budget’s broader impact on market sentiment should not be underestimated. Our economy depends on a housing market that moves – one that allows people to change jobs, start families, downsize, invest and plan. Transactional activity stimulates dozens of industries: construction, architecture, design, removals, retail, finance and more. When sales volumes rise, developers build more. When developers build more, the ladder becomes climbable again.

It is worth remembering, too, that the top end of the property market contributes disproportionately to the wider economy. Encouraging movement here is not an indulgence of the wealthy; it is an economic strategy. High-value transactions generate tax receipts, but they also create liquidity and confidence – two ingredients the housing sector has been sorely lacking.

The Reeves Budget is not radical. It is not without flaws. But after a year defined by hesitation and speculation, it offers clarity – and for many buyers and sellers, this will be enough for them to re-enter the market with purpose. The Chancellor may yet find that her mansion tax has done more to energise the market than to inhibit it.

For now, the early signals are encouraging. Clients who had paused are now progressing. Negotiations have restarted. And if sentiment continues to stabilise, 2026 may be the year the prime property market regains its momentum – not in spite of the Budget, but because of it.

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 Partnership Helping You Find a Home in the Home Counties

Posted on by Jessica Jonzen

The move from London to the Home Counties is a well-trodden path, and for good reason. With beautiful countryside, vibrant market towns and excellent schools and connectivity, the region offers balance. Working together, our Partners Katherine Watters and Jemma Scott combine deep local insight to help clients find their perfect place.

The Chiltern Hills

Leaving London has long been a rite of passage for many families. The search for more space, cleaner air and stronger community ties draws buyers outwards each year, tracing familiar paths along the commuter lines that fan into Surrey, Berkshire, Buckinghamshire and Oxfordshire. Yet, for all the talk of good schools and train times, the success of such a move often hinges less on geography than on guidance.

At The Buying Solution, our Partners Katherine Watters for the Southern Home Counties and Jemma Scott for the North Home Counties have built a quietly powerful reputation for helping clients navigate this most emotionally charged of transitions. Covering the full sweep of the Home Counties between them, their partnership offers something rare in the property world: a single, joined-up service that transcends traditional boundaries.

“We share clients across regions all the time,” Katherine explains. If someone’s not quite sure whether they want to be near Guildford or Marlow, it doesn’t matter – we work together, and our clients get the same level of insight in both areas.”

A Cohesive Partnership

At the heart of Katherine and Jemma’s partnership is communication. Every client brief is discussed together, every update shared. “We’ll both join the first call,” says Jemma. “It’s important that clients see they’re not choosing between two areas or two people. They’re getting both of us: two perspectives, two sets of local knowledge – working towards the same goal.”

That collaboration has proved particularly valuable for the many families who begin with a wide-ranging brief. “We often meet people who know they need to be within an hour of London, but they have no idea where to base themselves,” says Katherine. “That’s when we’ll take them on orientation tours – two or three days of exploring different counties, villages and schools. It’s about helping them understand how each area feels before they commit.”

The approach is as much about education as it is about property. Clients are introduced not only to houses but to lifestyles – bustling market towns and quiet hamlets, the realities of rural broadband, the subtleties of train routes. “We’re not selling anything,” Kat adds. “We’re guiding, helping people imagine the reality of their new life, and then gently making that vision real.”

Chiddingfold, Surrey

The Enduring Appeal of the Home Counties

The reasons for moving to the Home Counties remain remarkably consistent. “For most families, it comes down to schools, commutability, and a sense of belonging,” says Jemma. “People want their children to have space and a great education, but they don’t want to feel cut off.”

Surrey’s gated estates, from Cobham to Oxshott, offer privacy and proximity for those making their first step out of London. The Surrey Hills and villages south of Guildford appeal to buyers seeking a more rural way of life but still within a 45-minute train ride of Waterloo. Northwards, the Chilterns and Thames Valley blend riverside life with market-town sophistication: Henley-on-Thames, Marlow and Beaconsfield remain perennial favourites.

“The Home Counties are incredibly diverse,” says Jemma. “You can have 1930s family houses in one village and 17th-century cottages two miles away. That variety means there’s something for everyone – the key is knowing where to look.”

For many clients, familiarity plays a decisive role. “It’s amazing how often people return to where they grew up,” Katherine observes. “You hear, ‘My parents lived here’ or ‘My best friend has just moved there.’ That sense of connection gives people confidence to move and means that they will often find like-minded people who have made a similar move themselves.”

The London Connection

Although working patterns have evolved, London remains the gravitational centre for many of Katherine and Jemma’s clients. “There’s always a link,” Jemma explains. “Some need to be in the office two or three days a week; others just want to be close enough for dinner, theatre, or the airport. Either way, the Home Counties keep them within reach.”

She recalls a recent family relocating from abroad, with little understanding of the geography. “They wanted good prep schools, countryside, and an hour to central London. That’s a huge brief. But when we talked through what really mattered – commute length, close enough to visit grandparents in the Midlands, lifestyle – we quickly narrowed it to three or four areas. It’s about translating aspiration into practical choice.”

Katherine agrees. “A lot of our clients come to us feeling overwhelmed. They’ve got property alerts from half the Home Counties and no real direction. We bring focus. It’s about saying: if you need to be in Holborn, and you love countryside walks, let’s look at the Guildford line, not the South Downs. We turn the noise into a plan.”

Marlow, Buckinghamshire

A Market Maturing Gracefully

After the feverish years of 2021–22, both Katherine and Jemma describe the Home Counties current market as steadier and, in many ways, healthier. “Buyers are more measured,” says Katherine. “They’re asking questions, doing due diligence, and taking advice. Gone are the days of throwing money at anything with a garden.”

Jemma agrees that realism now defines the tone. “Those pandemic premiums have faded, which is good news for the long term. People who overpaid in haste are discovering the importance of context: flight paths, road noise, village amenities. Sensible pricing and good research are back in vogue.”

This shift plays perfectly to their strengths. “We’ve always taken a forensic approach,” says Katherine. “We’ll check planning histories, school catchments, infrastructure changes – all the details that can make or break a property’s value. That’s where clients see real return on advice.”

The Human Side of the Search

Beyond logistics and market data lies the human dimension. Both Katherine and Jemma have spent years working face-to-face with clients, often over months of searching and decision-making. “It’s a journey,” Jemma reflects. “You see people’s priorities evolve – they start thinking about square footage and end up talking about where their children will ride bikes or where grandparents can visit easily.”

Katherine echoes the sentiment. “We’re often with clients at quite pivotal life stages: moving from London with young children, returning from abroad, or downsizing after decades in one place. It’s not just about finding a house. It’s about helping them visualise the life they want next.”

That sensitivity, combined with their geographical reach, allows The Buying Solution to deliver a service both personal and pragmatic. And with two experts working as one, The Buying Solution makes that search smoother, smarter and far more enjoyable. As Katherine puts it: “In the end, it’s two-for-one – and twice the insight.”

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

Katherine Watters is our specialist Partner for the Southern Home Counties

Jemma Scott

Jemma Scott is our specialist Partner for the North Home Counties

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

Find a Village Way of Life in Central London

Posted on by Jessica Jonzen

It may seem like an impossibility to discover a slower pace of life and a strong sense of community in the heart of one of the most vibrant cities in the world. Yet here, our London Partners, James Burridge and Toto Lambert, unearth some of Central London’s most charming village-like pockets

Sarah Frances Kelley for The Buying Solution

Among the world’s leading capital cities, London’s framework is arguably unique. Unlike Paris or New York, London has no underlying grid or clear hierarchy. It didn’t grow from a single centre, but from a scatter of historic settlements. Riverside hamlets, market towns and hilltop parishes were gradually absorbed as the capital expanded with the arrival of the railways and, later, the Underground in the 19th century.

Today, the city remains a mosaic of neighbourhoods, many still echoing their village roots. These ‘villages’ offer community, green space and a slower, more considered pace of life – and have become some of the city’s most sought-after residential addresses. In North West London, you’ll find the closest thing to a village in London in historic Hampstead, leafy Highgate and charming Belsize Village. While in South West London, Richmond Park, Wimbledon Common and Barnes Common Nature Reserve feel almost rural in parts and the surrounding neighbourhoods absorb this sense of calm from these large open spaces.

The expectation of what constitutes a village way of life in Central London may differ yet, just a few streets back from the bustle, there remain neighbourhoods with a unique charm. “More and more, people want to feel connected to a local community in what can feel like a big and intense city. They might be looking for a village green or a park, a handful of independent, thoughtfully-sourced shops, a good local pub – a quiet pocket within a busy city,” says our Partner Toto Lambert.

Sarah Frances Kelley for The Buying Solution

Chelsea Green

Until the Georgian era, areas like Chelsea and Marylebone were considered on the edge of town. Today, there remains a strong sense of local community and independent character here.

Chelsea Green, tucked behind the King’s Road, feels a world away from the nearby flagship stores and traffic. The Chelsea Fishmonger is just yards from the local cobbler who has worked on the Green for decades, a few doors down from Jago’s family butcher – it’s a charming pocket of old Chelsea. Streets like Markham Street or Bywater Street showcase classic pastel-coloured Georgian homes, with such examples trading between £3m-£5m.

“There’s a real quaintness to Chelsea Green, while still being in central London – it’s part of the city but not consumed by it,” says Toto. “It’s an area that’s very popular with international buyers as well as downsizers because everything is within walking distance.”

“I recently worked with a family whose main residence was outside of London, but they wanted a London base,” Toto adds. “We secured a best-in-class flat on one floor, overlooking one of London’s most sought-after communal garden squares. The flat was in great condition (hard to find in the current market) and within easy walk of Sloane Square for the Tube, and Chelsea Green for the community, village feel and the independent shops.”

Sarah Frances Kelley for The Buying Solution

Notting Hill

Central London’s most famous ‘village’, Notting Hill still delivers a strong sense of community. Beyond Portobello Road’s weekend crowds, areas like Westbourne Grove and Clarendon Road have a neighbourhood feel, supported by myriad independent businesses and elegant stucco-fronted houses that regularly fetch over £10 million.

Notting Hill also has easy access to the M4 for Berkshire, the Cotswolds and Bath, as well as Heathrow, making it well-placed for international buyers and those with primary residences outside of London.

“Some parts of Central London can feel more transient, but Notting Hill is consistently popular and for good reason. It’s vibrant and individual, a melting pot of cultures,” says our Partner James Burridge. “We recently acquired a lovely house off Westbourne Grove for a Spanish client who had lived in the area for many years. She was focused on staying within walking distance of all that Notting Hill has to offer”.

“Westbourne Grove and Portobello Road have touch points of the mainstream, of course, but they also feel more humble and friendly, with a village-like connection. You will find that a lot of people who live in or around Elgin Crescent during the week decamp to their country residence near Soho Farmhouse in the Cotswolds at weekends.”

Indeed, the organic produce that locals know and love from Daylesford Farm near Kingham in the Cotswolds at weekends can also be picked up at their local Daylesford outpost on Westbourne Grove during the week.

2025 has seen a host of new restaurant openings in Notting Hill, firmly cementing its status as a culinary destination. Here, you can enjoy food from all over the world; from Juno’s Japanese/Mexican fusion food in its intimate six-seater restaurant, to Swedish bakery Fabrique and neighbourhood pub The Pelican. What unites them is their sense of community.

Getty Images

Marylebone

Marylebone remains a hugely popular neighbourhood of Central London and people who choose to live here are led by the lifestyle that it offers, rather than the size of their space or proximity to good schools – although there are several close by. For that reason, it tends to attract a marginally older demographic.

“Marylebone offers a slightly different proposition. It feels more sophisticated than Notting Hill and Chelsea Green, yet you will find a strong sense of community here, as well as tree-lined streets and historic architecture,” says James.

Just five minutes from Oxford Street, Marylebone High Street offers a vibrant selection of international luxury brands. Yet, just off it, you will still find quieter cobbled lanes, traditional pubs and St Marylebone Parish Church and gardens.

With its butcher, cheesemonger and chocolate shop, Moxon Street has become a leading foodie destination. Lita Mediterranean restaurant on Paddington Street is a favourite of renowned chef Raymond Blanc, who moved to Marylebone from Oxford. While The Hart pub on Chiltern Street – the most recent opening from the Public House group – offers a seasonal British menu with ingredients picked from its kitchen garden in Oxfordshire.

If you’re craving green space, the 410-acre Regent’s Park – a former royal hunting ground, later leased to tenant farmers – is just a 15-minute walk away.

Marylebone’s residents are proud of its status as a ‘village’ and there is a busy calendar of community events here, including Christmas carol performances and concerts, an annual Easter egg hunt and a Summer Festival, complete with a tombola and dog show.

“We have bought a number of very good flats in prime Marylebone over the last 18 months, from period mansion block apartments – 3,000 sq ft lateral spaces overlooking Regent’s Park, through to some of the finest flats in recently built blocks, including Chiltern Place and The Chilterns,” says James.

James Burridge The Buying Solution

James Burridge is our specialist Partner in Central and South-West London.

Toto Lambert, The Buying Solution Partner, London

Toto Lambert is our specialist Partner in Central and South-West London.

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

The Return of Practicality to Cotswolds Buyers

Posted on by Jessica Jonzen

For many, the Cotswolds are the ultimate expression of English country living – its honeyed-stone villages, rolling hills and reputation for well-heeled conviviality continuing to lure those seeking an escape from city life. But with the dynamics of the market shifting, so too is the geography of its most desirable postcodes, as our Partner Harry Gladwin and Cotswolds Buying Agent Georgina Neil attest.

Pretty Cotswold stone cottage, Warwickshire, England.
South Warwickshire’s villages are often built from Cotswold stone

During the pandemic and the years that followed, many buyers convinced that working from home was here to stay were drawn to the Cotswolds by lifestyle and cachet above all else. They gravitated towards the so-called “Golden Triangle” – the prime area between Chipping Norton, Stow-on-the-Wold and Burford in Oxfordshire and Gloucestershire. But a new mood is emerging. With the return to the office reshaping working patterns, buyers are now weighing practicality more carefully. Proximity to London, access to good schools and easy connections via the M40 or mainline rail are once again carrying as much weight as lifestyle aspirations.

“Practicality is definitely beginning to creep back into people’s requirements,” says Harry Gladwin, our Partner and Head of the Cotswolds Region. “The northern part of the Cotswolds, taking in the South Warwickshire villages, is increasingly popular because it offers better value and is arguably a little bit more authentic – and it’s still pretty accessible thanks to its proximity to the M40.” The south-eastern Cotswolds, he adds, “were traditionally popular with commuters because of their accessibility to Oxford and London, and also to schools such as the Dragon and Summer Fields. That shifted in the post-Covid years to take in areas such as Burford and Stow-on-the-Wold which would have been considered too far out, but it’s changing now.”

Beyond the Golden Triangle

This “creep” as Harry describes it doesn’t displace the Golden Triangle’s enduring appeal – it is home to Soho Farmhouse, Daylesford and Estelle Manor, after all. Rather, it represents an evolution: a broadening of what buyers now consider the “desirable” Cotswolds as they consider the importance of connectivity, community, schooling and long-term value.

“Everybody was slightly wowed by the Golden Triangle for a while, wanting to be near Daylesford and Soho Farmhouse, but now we’re seeing people open to a wider range of locations,” says Georgina Neil, our Cotswolds Buying Agent. “The corridor up from Oxford through Kidlington and towards Bicester, Deddington and Banbury has become very popular because the train service from Oxford is good, with fast trains every 30 minutes.”   

Villages to the north, such as Whichford, Ascott and Sutton-under-Brailes in South Warwickshire, have emerged as strong contenders for those seeking space and connectivity. “The countryside up there is really beautiful – open and unspoilt” says Harry. “It feels authentic in the same way that the countryside west of Stow-on-the-Wold does, but you’re that bit closer to Banbury and the mainline train to London.”

“You can still get to all the places you’d want such as Daylesford, Soho Farmhouse within 20 minutes or so,” Harry adds. “But you can also step back from the busier spots if you want to. It gives you the best of both worlds.”

Meanwhile, the continued development of amenities around Chipping Norton and north Oxfordshire – including the planned opening of The Ned’s country hotel by the end of the decade – is helping to knit these areas together into a wider lifestyle geography. “As soon as you’ve got enough people who want to be in that neck of the woods,” Harry says, “the amenities follow.”

Stowe
Stowe House, Buckinghamshire

The Oxfordshire–Warwickshire Edge

This belt of countryside, skirting the northern edge of the Cotswolds into South Warwickshire, is developing a distinct identity. Its draw lies in its balance of authenticity and convenience: open farmland and unspoiled scenery combined with practical access to London, Oxford and Birmingham.

“There are plenty of strong communities up there, with a more genuine mix of people,” Harry says. “You still get all the Cotswold charm – traditional pubs and pretty cottages – but without the self-consciousness. It feels more grounded, a reminder of what the region was once all about.”

Georgina sees the same sense of equilibrium extending eastwards. “If you live between Chipping Norton, Banbury and Bicester, you’ve got excellent schools to choose from – Winchester House in Brackley, Northamptonshire; Bloxham School near Banbury, even Beachborough and Stowe in Buckinghamshire,” she says. “Bloxham’s flexi-boarding option has widened its appeal hugely.”

This combination of practicality and quality of life is underpinning a gentle market shift rather than a sudden migration. “People still love the core Cotswolds,” Georgina adds. “But we’re seeing a broader definition of what living here means. It’s not just about being close to a particular club or postcode – it’s about how easily you can get to work, or to school and still enjoy beautiful countryside.”

Confidence Returning

Parts of north Oxfordshire and South Warwickshire that once seemed peripheral are now benefiting from renewed confidence. “This area became quite unpopular because of HS2,” Georgina recalls. “But now that the work has begun and the uncertainty has gone, people have more confidence to buy there again.”

Market towns such as Deddington, six miles south of Banbury, are enjoying a quiet revival. “You’re seeing new cafés, well-kept pubs, and a sense of local community returning,” she says. “It’s not trying to be somewhere else – it’s just a pleasant, liveable place, where you can get a good meal in your local pub without everything being very high-end.”

Sarah Frances Kelley for The Buying Solution

A Shifting Market

What emerges from these shifts is a more nuanced picture of the Cotswolds market. The Golden Triangle remains a magnet for buyers seeking prestige and proximity to established hubs, while the northern and eastern edges offer a quieter, more practical alternative for those prioritising connectivity and value.

“People still want the beauty the Cotswolds is famous for,” Georgina says. “They’re just being a bit more thoughtful about what works day to day. If you’ve got teenagers, for example, it helps to have a bus route into Oxford or a train station nearby. That practicality is what’s driving many of the decisions now.”

Harry agrees. “If you want a weekend cottage, the hotspots will always appeal,” he says. “But if you’re looking for a bigger house with land then you are far more likely to find it up towards South Warwickshire.”

A Broader Definition of the Cotswolds Dream

For all the shifts in emphasis, the appeal of the Cotswolds endures, just in a more diverse form. The same rolling hills and mellow stone that drew Londoners seeking space and respite from city life now attract a wider range of buyers who want that while still maintaining connectivity.

“People are rediscovering parts of the region that feel authentic but also work practically,” Georgina says. “It’s about having space, countryside and culture, but also schools, trains and a bit of real everyday life.”

However, caution is always advised, which is where The Buying Solution’s expert guidance comes to the fore. “Because you’re moving around the edge of the Cotswolds National Landscape and the protections that come with it, you need to be alert to potential infrastructure changes and development creep,” says Harry. “It’s easy to buy in the wrong place and find yourself in a built-up area within a few years. The countryside here is beautiful and accessible, but that makes expert guidance even more valuable – you need to know exactly where to put your pin in the map.”

Harry Gladwin, The Buying Solution

Harry Gladwin is our Partner and Head of the Cotswolds Region

Georgina Neil Cotswolds buying agent, The Buying Solution

Georgina Neil is our Cotswolds Buying Agent

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Discover a Village Way of Life in South-West London

Posted on by Rosalind Sack

With its vast green parks and commons, lively communities and historic charm, south-west London provides a village feel alongside plenty of luxury amenities – and its popularity is booming. Our Partners James Burridge and Toto Lambert explain more.

Wider houses, larger gardens, high-performing schools, off-street parking and fast connections into both central London and Heathrow make south-west London’s ‘villages’ highly desirable neighbourhoods.

“Considering the steep rise in stamp duty, those searching for a generational family home should be looking for a space that they can grow into, not out of – where they can stay for the next decade plus. Gardens being more important than ever.

“Value-wise, the south-west pocket is becoming a lot more interesting and offers breathing space from the fast pace of central London,” says our Partner and London specialist James Burridge.

Richmond

Richmond offers both stately riverside elegance and more tranquil countryside calm, thanks to Richmond Park – one of the largest urban parks in Europe. Its Georgian townhouses, smart period villas and grand detached homes attract families looking for space and community.

The celebrated view of the tree-lined Thames from Richmond Hill – the most desirable enclave of Richmond, popular with everyone from rock stars to playwrights – wouldn’t look out of place in the Chilterns. Yet its fast rail links and Elizabeth Line connections via Twickenham make it an easy commute into central London.

Pedestrianised streets such as Paved Court and the smaller lanes leading past Wisteria-clad Georgian houses to the Green offer a village feel. While the likes of Petersham Nurseries with its Michelin Green Star restaurant, Scott’s Richmond seafood restaurant on the riverside and nearby Ham Polo Club ensure an air of luxury.

“I worked with a lovely couple over the Summer who were moving to London from America. They didn’t know the prime South-West London villages well, but knew they wanted to immerse themselves in a strong sense of community. We looked at a few different areas, landing on Richmond. We secured them a beautiful home there with amazing green space all around them,” says James.

Barnes

Further east, tucked into a bend in the river, Barnes is another favourite with its duck pond, farmers’ market, handsome period streets and riverside walks. “It feels very akin to a Sussex village,” says James.

Venture into the heart of Barnes Common Nature Reserve or the London Wetland Centre and you feel far removed from the busy city, yet access to central London is quicker than many expect – just 25 minutes to Waterloo.

Lots of people own dogs here and there are many scenic walks to enjoy with them, together with thriving independent shops including a butcher, cheese shop, wine merchants and bookshop. Barnes is also very well served by high performing state and independent schools, such as the Harrodian, St Paul’s School and the international Swedish School and which serve as a huge draw to the area.

Wimbledon Village

Further south, Wimbledon Village next to the charmingly rural Common is home to low-ceilinged traditional pubs, horse riding stables, a nature reserve and a weekly farmers’ market – as well as some of the most desirable homes in south-west London.

The streets leading off the Common are among its most coveted, with everything within an easy distance – from muddy wooded trails and bridleways in one direction, to designer shops in the other.

Wimbledon offers fantastic schools, such as Kings’ College School Wimbledon, open green spaces and community all within striking distance of the City. There’s no shortage of luxury here either, with The Ivy Café, the Royal Wimbledon Golf Club, a Third Space health club and, of course, the world-renowned All England Lawn Tennis Club. 

Horse crossing the road in Wimbledon Village, South-West London

Fulham and Parsons Green

Across the Thames, Fulham and Parsons Green have seen a quiet transformation in recent years. Once considered a more affordable alternative to Chelsea, these areas now command significant premiums, especially around the Green itself and Peterborough Estate.

The housing stock here – a mix of Victorian terraces and large family houses – has become particularly attractive to young families moving out of more central areas. Doria Road and St Dionis Road, leading towards the leafy green, are very pretty and popular addresses.

“Fulham’s Alphabet Streets that form a grid running between Fulham Palace Road and the river offer beautiful Victorian houses with larger gardens and wide proportions. The green space of Bishops Park and the Thames Path is on your doorstep – ideal for walking, running and cycling,” says our Partner and London specialist Toto Lambert, who lives in Fulham. “And there are plenty of dog-friendly cafes and traditional pubs in the area. Tinto Coffee on Fulham Palace Road being a personal favourite.”

Dulwich Village

Strictly south-east London, Dulwich Village offers a slightly more off-the-radar option, but one that punches well above its weight with its Georgian architecture, strong community spirit, even local riding stables.

The renowned Dulwich Picture Gallery houses works by Gainsborough and Rembrandt and hosts a weekly farmers’ market in its grounds. There are top schools on its doorstep, including Dulwich College and James Allen’s Girls’ School – the oldest independent girls’ school in London – and it is also very well connected.

“Areas like Dulwich Village have increased in demand with clients of ours over the past decade. I recently acted for a young family moving out of East London looking for a family home with a good garden, so the search was very much house led. We looked at Barnes, Richmond and Wimbledon before settling in Dulwich. We bought a house within walking distance of Dulwich Village because they fell for its village-like charm,” says James.

James Burridge is our specialist Partner in Central and South-West London. Read more from James on the rise of south-west London’s prime market here.

Toto Lambert, The Buying Solution Partner, London

Toto Lambert is our specialist Partner in Central and South-West London.

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

Discover a Village Way of Life in North-West London

Posted on by Rosalind Sack

The North London areas of Hampstead, Highgate and Belsize Park offer that highly coveted blend of village charm and urban convenience. Our Partner and North London specialist, Giles Elliott, shares the hidden pockets that make these neighbourhoods so special

North-west London is arguably home to the city’s most authentic villages that long predate the capital and still preserve their sense of separation.

Here you will find a strong sense of community and of place, thriving high streets and a feeling of peace – despite being so well connected to central London.

Still rural retreats well into the 18th century, Hampstead and Highgate are London’s real historical centres and they retain a real eclectic mix of architecture, shops and green spaces.

Hampstead

With its cobbled streets, winding lanes and ancient pubs, Hampstead is the archetypal London ‘village’. Many of its significant historic houses – from Georgian townhouses and Rectories, to Arts and Crafts masterpieces and award-winning modern builds – are among some of the finest in London, often tucked down meandering roads and leafy lanes.

While the iconic 800-acre wild green space of Hampstead Heath – with its woodland, meadows and ponds – has attracted Londoners wishing to escape the noise and pollution of the city for almost 200 years. You have everything here, from woodland to manicured lawns, swimming ponds to children’s playgrounds.

The area has long attracted writers, artists and thinkers, and is also a prime spot for families, thanks to its high-performing schools. The average price for a detached house in Hampstead now well exceeds £6 million.

Picturesque Church Row, with its splendid Georgian townhouses, and adjoining Holly Walk, with its hidden lane of Georgian cottages tucked alongside the cemetery, are just moments from Hampstead Underground and the Village shops, yet they feel almost rural.

On the other side of the village, the leafy roads around the edge of the Heath, including historic Well Walk, East Heath Road and the winding Vale of Health that cuts into the Heath itself and sits beside one of its Ponds, has long been popular for its countryside feel. Its many blue plaques a reminder of its fnotable residents through the centuries.

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 really doesn’t feel like you’re in the middle of London here.

Discover more about Hampstead’s hidden gems here.

Highgate

Just across the Heath, Highgate offers a slightly quieter feel, with a strong sense of community centred around Highgate Village, Kenwood, the Heath and its historic buildings, pubs and community groups. It is also home to the renowned Highgate School. The High Street, with its pre-Georgian, Georgian and Victorian shopfronts and ancient inn yards, is home to many independent businesses, including bookshops and bakeries.

The top of Swain’s Lane, which borders Highgate Cemetery, is narrow and lined with trees and feels as much like a country lane as you will find in London. Then, as you reach the bottom of the Lane, there’s not quite a butcher, baker and candlestick maker, but there is a fantastic fishmonger, a great butcher, a really good greengrocer, a great convenience store – there’s a really well-chosen collection of good independents here.

I recently worked with an American family who were moving from Kensington because their children were at school in Highgate. We secured them an amazing house in Hampstead which we won in part because of my strong relationship with the agent. They loved the house because of its large garden, proximity to the Heath and to different types of shops – not just the high street – and good access to the tube.

Belsize Village

Nearby Belsize Park and, in particular, Belsize Village offer something slightly more low-key and tucked away. Wide tree-lined streets, pretty cafés and discreet mews houses make it a favourite among creatives and professionals who want proximity to the West End.

I recently secured an apartment in a concierge building with underground parking and outside space in Belsize Park for a client in her mid 70s who needed completely level access due to mobility issues. She was living in Islington but was getting fed up with how busy it was.

Within Belsize Park is lesser-known Belsize Village itself. I recently took some international clients on a driving tour who had lived in Hampstead for six months but had never been to Belsize Village and they thought it was absolutely charming. There is a pedestrianised triangle where the pavement is set up with bistro tables, so there’s masses of outdoor seating. On sunny days it feels like you’re in a little piazza in any village in Italy.

There’s a bakery, a deli, a 100-year-old greengrocer and florist, a buzzy little Lebanese restaurant, Bourne’s Fishmongers with four or five little tables inside. And nearby there’s Belsize Court Garages – a pretty little mews with Victorian stable houses and contemporary new builds, with a smattering of late Georgian cottages/coach houses close by.

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

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How Property Near British Events Can Yield Real Income

Posted on by Jessica Jonzen

For a growing number of UK property owners, proximity to Britain’s cultural and sporting calendar is proving more than incidental – it’s quietly generating meaningful seasonal income. From the polo season in Sussex to music festivals in Somerset, the property market near major regional events holds not just lifestyle value but the potential for short bursts of high-yield rental opportunities, as our Partners explain.

Across the country, homeowners are increasingly leveraging a pattern of short-term lets tied to key events. These aren’t year-round investment properties, but well-located second homes and country houses with ancillary accommodation whose seasonal demand is driving interest from tenants prepared to pay a premium – for a month, a week, or even a weekend.

Polo, Property and High-Value Tenancies

Nowhere is this clearer than around Cowdray Park in Midhurst, West Sussex, one of the UK’s most prestigious polo venues. “People rent out their houses, farm buildings and land to incoming polo teams,” says Mark Lawson, our High Value Residential and Rural Estates Partner. “If you’ve got a farm with appropriate buildings and a house, you can make a huge amount of money over a three-month period.”

It’s a pattern echoed throughout the polo season, which draws teams, patrons, support staff and international guests from March to August. Katherine Watters, our Southern Home Counties Partner, says: “Rentals around Midhurst and Petworth during polo season are huge. Rents increase by around 70%, and demand spans everything from grooms’ accommodation to larger family houses for the patrons themselves.”

She also notes the growing market for post-season use of land. “There’s been a real uptick in people renting land to wintering polo ponies. They don’t need access to huge grazing, but they do need to be locally based for daily checks. Some owners take that on themselves, and it becomes a six-month income stream.”

Shooting Season Demand: Exmoor to Northumberland

Polo is just one part of the seasonal economy. The driven shooting calendar is creating a parallel income opportunity – especially for larger houses in regions with world-class moors and woodland. “People certainly rent out their big country houses to travelling American shooting parties,” says Mark. “They want their own house, complete privacy, and they bring their own staff and cooks. They’ll pay significant amounts to stay near top-tier shoots.”

Prime locations include Exmoor, Wiltshire and Northumberland – areas with multiple access points to renowned estates. Properties with heritage features, self-contained guest accommodation and local shoot connections are particularly in demand. “They come over for a week or two,” Lawson explains, “base themselves in one place, and travel around. If you’re positioned well, the income can be substantial.”

While many of these agreements are informal and discreet, high-end tenancies often involve robust private contracts. “At that level, everything needs to be precise,” adds Harry Gladwin, our Cotswolds Partner. “These owners expect their property to look untouched when they return.”

Short-Term Demand with Long-Term Appeal

From Henley-on-Thames to Glastonbury, homeowners are increasingly capitalising on the surge in demand tied to Britain’s summer event calendar.

“People rent out their homes for those five days and leave the area,” says Lawson, referencing Glastonbury Festival. “It’s financially worthwhile and a good time to avoid traffic and crowds.” In one instance, a client in the music industry purchased a second home nearby purely to host guests and entertain during the festival week.

For homeowners in and around Henley, demand builds across multiple regattas, culminating in the six-day Royal Regatta. “You find annexes fitted with rows of single beds for rowers,” says Jemma Scott, our North Home Counties Partner. “It’s highly organised. Some owners are retired couples, others are entrepreneurial young families who leave for the week. It can easily cover the cost of a summer holiday.”

Ascot sees similar demand across the summer racing and polo season, where houses with land or adaptable outbuildings are sought after for temporary use.

Jemma points out that for most in her region, the motivation isn’t investment in the traditional sense. “For many owners, it’s pin money – it pays for a holiday – but it speaks to the enduring appeal of these English towns and villages in and around Henley, Marlow, Ascot and Windsor. People want to participate, to feel part of it. It’s invigorating, almost a legacy. The seasonal rental value just adds another layer of appeal.”

The Cotswolds: From Event-Driven to Year-Round Yield

Unlike the more event-specific rental windows in Henley or Cowdray, the Cotswolds has evolved into a year-round short-let market. “People absolutely do it for the money,” says Harry Gladwin. “There’s huge demand – some are paying tens of thousands of pounds a day.”

The draw is no longer just events like the Big Feastival near Kingham or Wilderness near Charlbury, but a broader lifestyle trend. “People want to visit Soho Farmhouse, Estelle Manor or Daylesford and want proximity but may want their own space, rather than staying there. Some owners now routinely rent out their main homes for summer and relocate locally for a few weeks. The income covers their own holiday and often more.”

Gladwin notes that these lets span from modest Airbnb stays to private, high-value arrangements. “There’s a broad range – from a few hundred pounds a night through to five figures. The more exclusive houses are rarely advertised. They’re let privately through networks with staff already in place and very high standards, but everyone is doing it at every level. And why wouldn’t you?”

Wimbledon and London Event Lettings

In south-west London, the Wimbledon Championship’s expanded tennis calendar has long had a tangible impact. “It’s now a month-long window – with the HSBC Championship at The Queen’s Club, early arrivals and the tournament itself,” says James Burridge, our London Partner. “Players and sponsors – brands like Rolex, IMG, Evian – are booking properties well in advance.”

While he notes that many homeowners with prestigious homes in Wimbledon Village are reluctant to let due to concerns over property wear, the premium on offer can be persuasive. “It’s not a core investment strategy,” James adds, “but it does provide optional income, particularly when paired with other events like the Open Golf or London’s summer arts season.”

The same dynamic applies in Chelsea, where events like the Chelsea Flower Show drive short-term Airbnb interest. “It’s a multi-purpose demand in London during the summer months, with culture, sport and business travel all overlapping,” says James.

Flexible Ownership with a Return

Across all regions, one consistent theme emerges: owners are increasingly looking for versatility – properties that provide enjoyment and, when required, deliver income.

“You wouldn’t buy a house in Wimbledon just for the Championships,” says Katherine. “But if you’re buying anyway, having the option to let for a month makes a lot of sense.”

Jemma sees it as part of a broader recalibration. “Buyers today want properties that can work harder. A good location, strong local schools, National Landscape status – but also event access and letting potential. It’s no longer enough just to have a good train into London.”

Lawson agrees: “The events put these places on the map, but the income opportunity is now part of the conversation. These aren’t traditional buy-to-lets – they’re flexible assets. And people are increasingly running the numbers.”

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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

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