Category: Blogs

IWD: Celebrating the Women of The Buying Solution

Posted on by Jessica Jonzen

This International Women’s Day, the women who make The Buying Solution the success that it is, reflect on their experiences, their career trajectories, the challenges they have navigated and the progress still to be made

The property industry has long been regarded as a traditionally male-dominated field. However, women are increasingly taking on leadership roles in property, driving strategic decisions and reshaping the landscape.

At The Buying Solution, we take immense pride in our female-centric team. In 2024, we strengthened our ranks by welcoming two new female Partners – Toto Lambert in London and Katherine Watters in the South Home Counties – alongside Georgina Neil as a Cotswolds Buying Agent. With Jemma Scott as Partner for the North Home Counties, our female buying agents are continuing to bring immense value – both to our business and our culture.

Behind the scenes, our Buying Agents would simply be unable to provide the exceptional service they do without the dedication and hard work of our support team. We share some of their experiences here.

Breaking Through the Glass Ceiling

Jemma Scott, Partner for North Home Counties, recalls a time when she would often be “the only woman in the room.” While diversity has long been understood as key to building a successful team, implementation has taken time. Yet, in a recent virtual client meeting – comprised of a solicitor, architect, planning consultant, and herself – Jemma found herself entirely surrounded by female professionals. “It hadn’t been intentional, simply a case of the client having the best people for the job,” she notes. “It was a fleeting but significant moment of recognition before we returned to the business at hand – waste drainage!”

For women seeking to advance in the sector, Jemma’s advice is straightforward: “Ignore the noise, just focus on being the best you can be. And don’t do it alone – prioritise diversity and collaboration above all else.”

Meritocracy in Action

As Partner in our London office, Toto Lambert’s career trajectory demonstrates the potential for upward mobility within the property sector. Having started as a Team Secretary, she became a Partner at just 28. “It was challenging but also incredibly rewarding,” she says. Toto is particularly proud of rising to Partner alongside two other female colleagues who, like her, began their careers in administrative roles.

For those entering the industry, she emphasises the importance of confidence and authenticity. “Shine bright! Women have an amazing, natural ability to connect with others so don’t be afraid to lean into both your strength and your softer side,” she says. “Give yourself permission to take up space, let your personality shine and above all, support other women. Together, we rise!”

The Evolution of Workplace Culture

The industry has, in recent years, demonstrated greater adaptability to the needs of a more diverse workforce. Georgina Neil, our Cotswolds Buying Agent, highlights the progress made in flexible working arrangements. “In the last five years, attitudes have changed and there is far more flexibility which allows both women and men to juggle the demands of a career and family life. This is allowing women to maintain and advance their careers, when previously they may have had to step back.”

Katherine Watters, Partner for the Southern Home Counties, also acknowledges the progress made but warns against certain trends. She points to the rise of the social media-driven “influencer agent” as a potential risk to the professionalism of the industry. “Women have established themselves in this sector based on expertise, negotiation skills and results. I think it’s a very exciting time for women in property as we now have a seat at the table and a voice,” she says. “We must be careful not to dilute this progress with a focus on image over substance.”

The Critical Role of Support Functions

The success of any property agency relies not only on those negotiating deals but also on those operating behind the scenes. Karen Michel, Business Support Coordinator in our Country office, has spent three decades in the industry, and underscores the importance of support roles as a foundation for growth. “Property is one of the few industries where support staff can transition into fee-earning roles,” she explains. “I began my career as a secretary and was promoted to a lettings negotiator and went on to run five offices. Opportunities exist for those willing to take them.”

Both Poppy Hilton, Business Support Coordinator in our London office, and Jennifer Hudson, Associate and Operations Executive, echo this sentiment, emphasising adaptability, attention to detail, and a willingness to continuously learn as key attributes for success. “Stay confident in your decisions and never underestimate the value of your role,” says Poppy. “Support roles are integral to a property buying agency,” Jennifer agrees. “It is incredibly fulfilling to know that my work behind the scenes helps ensure our clients’ journey toward securing one of the most significant purchases of their lives is as smooth as possible.”

A More Inclusive Future

While notable progress has been made, there is still work to be done to create a truly inclusive and supportive industry. As firms continue to recognise the importance of flexibility and diversity, the sector will likely see an increasing number of female leaders.

“I feel very lucky to be part of a team which fully supports women in all stages of their life and career, however, the wider industry still has a lot of work to do,” says Toto. “I think the industry will start seeing more female leaders when firms support and celebrate flexibility to support women in all stages of life – from early career development to maternity, menopause and beyond. Being trusted and having the autonomy to work in a way that best supports your health and those around you will enable women to have long and fulfilling careers, at every level.”

This International Women’s Day, we recognise not only the achievements of women in property but also the ongoing work required to ensure the industry continues to evolve – on the basis of talent, expertise and merit.

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What I’ve Learnt from 25 Years Advising on London’s Finest Houses

Posted on by Rosalind Sack

Head of The Buying Solution, Will Watson, has decades of experience navigating London’s property market at its highest levels, having held senior roles on the selling side before moving into buying. Here he shares what he has learnt about trust, success and managing risk

There is no such thing as a ‘perfect’ market

I cannot recall a more unpredictable market than the one we find ourselves navigating today. Domestic politics feels unusually fluid, global events continue to shock, and the six-month outlook is unclear – let alone the five-year view. Even the near-term leadership of the country appears uncertain.

In my experience, property decisions, at their best, aren’t driven by forecasts or speculation. They’re made based on your personal circumstances: your life, your priorities, and your timing. That has rarely felt more relevant.

We appear to be bouncing along the bottom of the market, but cycles always turn. Consider the discussion around non-dom taxation. Italy’s flat annual regime has already drawn buyers to Milan, though many would have preferred to remain in London. Were a comparable policy introduced here, it would materially alter sentiment. For now, however, London presents unusually compelling value for domestic buyers with a medium-to long-term view. In some instances, properties are transacting at up to 50% below their listed price from just two years ago.

Writing at the tail-end of Winter, the market is seasonally quieter, and transaction volumes are lighter – but deals are still being done. In fact, we’re notably busy. Our clients recognise that thinner competition before the Spring market gains momentum offers a strategic window. Particularly where sellers who failed to secure a buyer in 2025 have become more pragmatic.

Ultimately, buying property is less about reacting to headlines and more about recognising when your own circumstances align with opportunity.

The best property isn’t about price per square foot

It is easy to get fixated on numbers and what you feel you should be paying per square foot. But comparable data is just a guide and, more often than not, it doesn’t give the full picture of a property. A truly special house is hard to repeat and rare to trade; we may only see its like once every few years at best. Therefore, if you find a property that you really want and you are trying to be too clever on pricing, someone will likely beat you to it – and you might never get that opportunity again.

One of my longest-standing clients, a seasoned international buyer with properties around the world, once told me his strategy. He buys the best available asset when he needs it. That might mean a one-bedroom apartment in Chelsea for a child at £2m, or a detached family house in Holland Park for £30m+. The price point is secondary, the quality is not.

He has never been preoccupied with pounds per square foot or comparable evidence. By focusing instead on rarity and quality, those acquisitions have consistently proven to be exceptional homes, as well as a reliable store of wealth. He is frequently approached about selling one of his properties, as demand remains strong for the best, despite the unpredictability of the current market.

He summed it to me up perfectly: “We’ll buy what we need to buy, and we’ll pay what we need to pay – if it’s rare.”It is advice I’ve carried ever since. Focus on the unique, the hard-to-repeat, and the rest usually takes care of itself. After all, whether it’s property, a car, a watch, or any rare asset, scarcity ensures there is always a buyer.

You can’t eliminate risk, but you can control it

Almost every buyer worries about overpaying. No one wants to complete on a house only to discover six months later that it might have been secured for 10% less. Yet waiting doesn’t guarantee a better deal. After all, a positive political shift or a surge in the market could just as easily result in you paying 10% more – and finding the right property will often take longer than you think.

I always remind my clients that we want to buy from someone that genuinely wants – or needs – to sell. Much of the prime market is made up of discretionary sellers with inflated expectations. As a result, agreeing sensible terms can be protracted or even unworkable, or simply take longer than most of our clients’ search windows allow. This is particularly true at the higher price points in both the London and countryside markets.

There are also practical risks to weigh. You may buy an immaculate turnkey home to avoid the disruption of building work, only for a neighbour to start a major three-year renovation. In Central London, almost every street has at least one ongoing project, so the risk is real. Our role is to conduct thorough due diligence – not only on the property itself, but on the immediate surroundings, neighbouring ownership and any pending planning applications – so that disruption is assessed before contracts are exchanged, not afterwards.

Security is another consideration. Headlines can be alarmist, but London hasn’t emptied out; rather, security has become part of the brief. Beyond aesthetics, we assess infrastructure – plumbing, electrics, access points – and, where appropriate, bring in specialist advisers to evaluate risk properly. The aim is proportionate protection, giving you peace of mind without letting fear drive your choices.

In short, concerns about overpaying, noisy neighbours and security are justified, but none are deal-breakers if you are well informed. That’s what separates a cautious buyer from a confident one.

Integrity is the real measure of success

The first transaction I completed as a buying agent was in Marylebone – an area I didn’t know well at the time.

The client came to me through a professional contact. He was renting locally and wanted to buy a house nearby. I was candid: I had not yet bought in Marylebone, but I knew exactly what made an exceptional house and I promised him my full focus. That honesty mattered. He trusted me, and I secured him a remarkable house just off Marylebone High Street, complete with a rare roof terrace. He is still there today – and over the years, he has become a friend and introduced me to many of his contacts who have become clients over the years.

Honesty, integrity and truthfulness aren’t buzzwords; they have guided me from day one, and are central to everything I do. The emphasis is not on completing transactions for their own sake, but on protecting our clients’ interests – we take that responsibility very seriously and have little tolerance for market noise, poor instructions and chronic overpricing.

I represent my clients as I would family or close friends. Success, for me, is not about money, off-market deals, or outmanoeuvring another buyer, it is measured by finding the house they have been dreaming of at a price they are comfortable with and knowing that we made that possible for them.

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 Buying Agency for Busy People

Posted on by Jessica Jonzen

In prime central London, the process of securing the right home has become increasingly complex and fragmented. For high-performing professionals and internationally based clients alike, the challenge is no longer simply finding property; it is navigating the noise with confidence and efficiency, writes our Partner and London specialist Toto Lambert.

Employees walking to work in the city at sunrise

In the world of prime central London property, time has become the most valuable currency of all. Increasingly, the clients who come to me are not short of means – they are short of hours, headspace and tolerance for the sheer administrative drag that accompanies a London property search.

Roughly 75 per cent of my clients fall into two distinct camps. About 40 per cent are what I call the domestic family buyer; the remaining 35 per cent are overseas buyers. On the surface their circumstances differ, but their core problem is identical: they are time-poor, information-overloaded and in need of someone to cut through the noise. That, in essence, is where The Buying Solution comes into its own.

The Domestic Family Buyer: high-flying and time-poor

The Domestic Family Buyer is typically a professional couple – often in law, finance or tech – who have been renting in London for several years while careers accelerated and life became incrementally busier.

They are usually thoughtful, analytical and perfectly capable of conducting a search themselves. Indeed, many begin that way. But somewhere between their 47th Rightmove alert and their third collapsed chain, the process starts to fray. What they lack is not intelligence or motivation; it is bandwidth.

I often meet them at the point of fatigue. One couple I began working with last autumn had been searching independently for more than three years. They had viewed over 100 properties – a number that would test the patience of even the most enthusiastic house-hunter – and had narrowly lost out on a home they loved. By the time we were introduced, they were disheartened and, more importantly, had lost confidence in their own decision-making.

Our first task was not to find a house. It was to reset the process. We spent time together walking the streets they were drawn to, discussing not only what they liked but also what they did not. I always begin this way. The brief on paper is rarely the brief in practice, and early face time is invaluable in building a three-dimensional picture of how a client actually wants to live.

One of the first houses we viewed together would ultimately become their purchase. But we did not rush. We continued to test the market, using that property as our benchmark: how does this compare? What is genuinely best in class?

Within eight weeks of formally instructing me, we had agreed terms on the right house. For clients who had spent three years circling the market, the contrast was stark. What changed was not the market, it was the filtering.

The Overseas Buyer: rarely on the ground

If the Domestic Buyer is time-poor, the Overseas Buyer faces an additional handicap: distance. These clients – often international professionals or families seeking a London pied-à-terre – may only be in the city every month or two. They simply do not have their feet on the ground. The London market, with its patchwork of micro-locations and opaque practices, can feel particularly impenetrable from afar. For them, the risk is twofold: wasted trips and expensive mistakes.

I am currently working with an overseas client who will only spend part of the year in London. In our very first viewing tour, which was compressed into a single, tightly planned visit, we were able to narrow their search to the exact postcodes that genuinely suited them.

Had they attempted this alone, they would likely have been fielding calls from upwards of 50 agents, attempting to triangulate neighbourhood nuance remotely and booking scattergun viewings during short visits. Instead, within a week of engagement, we had clarity. Speed, in this context, is not about rushing. It is about precision.

Why the modern market overwhelms buyers

Part of the growing demand for buying agents stems from structural change within the London property world itself. Seven or eight years ago, a focused search in an area such as Chelsea or Fulham might have required conversations with five or six estate agencies. Today, the landscape is far more fragmented. Many experienced agents have left large corporates to operate independently in a broker-style model.

The result is a more dispersed, more opaque marketplace. Where once a £4 million search might have involved speaking to eight to ten key players, I am now routinely in contact with north of 40 intermediaries for a single brief. For private buyers attempting to manage this alongside demanding careers, the volume alone can become unmanageable.

Increasingly, clients arrive saying the same thing: ‘we started looking ourselves, but we’ve become overwhelmed.’ Our role as buying agents is to absorb that noise. We review and preview everything that crosses our desks. By the time a client steps into a car with us for a viewing tour, every property has been pre-vetted against their evolving brief. They have one point of contact, one curated schedule and – crucially – confidence that their time is being used efficiently.

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

The power of relationships and off-market access

Relationships remain the engine of the London buying world. Because we are in constant dialogue with agents, brokers and intermediaries, we are often able to access opportunities before they reach the open market.

Approximately 60 per cent of what we buy at The Buying Solution is off-market. For busy clients, this is not simply about exclusivity; it is about efficiency. If you are only viewing the most relevant opportunities – many of which never appear online – the search becomes markedly more focused.

It also allows us to move quickly when the right property surfaces. One of the most valuable outcomes of our early work with clients is the refinement of the brief. Through repeated viewings and conversations, we develop a very clear sense of what “right” looks like. When it appears, we can act decisively.

When the brief evolves

One of the most interesting aspects of this work is how often initial assumptions shift. I had clients last year who began their search adamant they wanted a flat. Through the process, it became clear that what they truly valued was their own front door and a certain sense of privacy. We ultimately secured a house.

Similarly, buyers frequently begin by insisting they want a turnkey property. Yet when presented with the best property on their favourite street but which requires modest cosmetic work, priorities can recalibrate.

Part of our advisory role is helping clients understand where compromise is sensible and where it is not. How often does this type of house become available? What is genuinely scarce? What can be improved later? These are the judgements that protect both lifestyle and long-term value.

Beyond the property: assembling the right team

Particularly for overseas buyers, the purchase itself is only one component of the process. Many international clients are unfamiliar with the nuances of the London system: leasehold structures, share of freehold arrangements, tax considerations and the choreography of the conveyancing process for starters. Education, delivered quickly and clearly, is essential.

But just as important is team assembly. A smooth purchase requires the right solicitor, sometimes tax advice, occasionally immigration support, and – for relocating families – school consultants. If a property requires work, we introduce trusted builders and designers. The goal is always the same: to create a seamless experience that would be extremely difficult for a time-poor buyer to replicate independently.

Handled correctly, this does not add cost. More often, through careful negotiation and risk management, we save clients multiples of our fee.

Cutting through the noise

At its heart, modern buying agency is as much about clarity as it is about access. For busy professionals, whether London-based or overseas, the property market has become noisier, more fragmented and more time-consuming to navigate alone. The value we provide is focus: one point of contact, whole-of-market coverage and rigorous pre-vetting that ensures every viewing has genuine potential.

In a city where time is increasingly precious, that clarity is often the difference between a draining search and a decisive, confident purchase. And for my clients, that is precisely the point.

The Buying Solution Partner Toto Lambert portrait

Toto Lambert is our Partner in London

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

The New Hybrid Commuter Hotspots You Should Know

Posted on by Rosalind Sack

Free from the shackles of a five-day-a-week commute, it’s possible to enjoy all the benefits of truly rural living while remaining within reach of London. Hampshire, Wiltshire and Somerset offer an outstanding lifestyle and excellent value for money, and there has never been a better time to buy, writes Mark Lawson, our Partner in the Southern Counties and specialist in High Value Residential and Rural Estates.

Summer view from the South Downs.

The traditional commuter belt is evolving. With around 28% of working adults in Great Britain now working in a hybrid pattern between their homes and offices, a fresh assessment of where you want to live versus where you need to live is in order.

When the London commute is required only two or three days a week, buyers seeking a genuinely rural lifestyle can look well beyond the traditional commuter belts. In Hampshire, Wiltshire and Somerset, it is possible to enjoy peace, space and excellent value for money, while still being able to reach London for work with relative ease – and this is precisely the time of year to start your search.

I live near Marlborough in Wiltshire, and people commute from here into London every day. Wiltshire was recently described by The Times as ‘England’s most underrated county’, praised for its ‘astonishing countryside’ and strong ‘feelgood factor’. I couldn’t agree more. It feels markedly different from the traditional commuter belt, which can be increasingly busy and noisy – and that difference is precisely its appeal.

Venture a little further west into Hampshire, Wiltshire and Somerset and you’ll find vast stretches of unspoilt countryside, secluded villages, wonderful long walks and a noticeably slower weekend pace. For me, as both a buying agent and a Wiltshire local, the appeal of this region is the peaceful, relaxed way of life that it offers. People are more rural at heart here; it is less transient and international, and far more rooted in community and permanence.

For hybrid workers, typically based at home on Mondays and Fridays, the dreaded Friday commute has largely disappeared. Here, you can close your laptop at six o’clock and be in the local pub, out riding across open countryside, or on your way to the coast within half an hour. Equally, there’s no need to begin the week with a ghastly 6am Monday alarm to catch the commuter train; a slightly longer journey on a Tuesday feels altogether more manageable.

Is 2026 a good time to consider a move to Hampshire, Wiltshire or Somerset?

When commuting only two or three days a week, extending journey times to an hour and a half – or even two hours – feels more comfortable. Naturally, the further you travel from London, the more property you get for your money.

This is also the time of year when we begin to hear about new opportunities, and we aim to get our clients in to see these as early as possible, often before anyone else. Around 70% of what we buy is secured off-market or pre-market, making expert representation an excellent return on investment.

Interestingly, this year we are seeing a significant amount of stock that we were aware of last year now being prepared for launch at lower price points. As a result, these properties are likely to come to market earlier than entirely new stock.

Given that very little sold above £3 million last year in Dorset, South Wiltshire and South Somerset, there are certainly good opportunities to be found – provided you can identify a sensible vendor and, most importantly, the right location to suit your lifestyle.

The appeal of Cranbourne Chase and surrounding areas

The area surrounding the Cranbourne Chase National Landscape, which spans Dorset, Hampshire and Wiltshire, offers some of the most beautiful unspoiled rural countryside in the region. Characterised by rolling chalk downs, ancient woodland and peaceful landscapes, it is ideal for walking, cycling, riding and a wide range of outdoor pursuits. The beautiful Dorset coast is just an hour away.

The charming village of Tollard Royal is home to an equestrian centre, the recently refurbished King John pub, the well-regarded independent day and boarding prep school Sandroyd School, and the Grade II-listed Victorian pleasure grounds at Larmer Tree Gardens. Nearby Tisbury has its own railway station with direct services to London Waterloo, typically running hourly and taking between 1 hour 45 minutes and 2 hours.

The nearby town of Shaftesbury known for its notable cobbled hill and independent shops and the highly regarded Port Regis Prep School, is also a popular choice. Bryanston School in Blandford Forum, along with Hanford Prep and Clayesmore School also provide excellent independent education options for families in the area.

The countryside around Salisbury is equally attractive and Salisbury station offers strong commuting links to central London, with frequent direct trains to London Waterloo taking between 1 hour 20 minutes and 1 hour 40 minutes.

A farmhouse that has been extended or expanded with around 20 acres of land, a pool, a court and a cottage would typically be priced in the region of £3-4 million. There is a good mix of properties that have already been developed and those that remain untouched, so we’re always trying to find the gem with potential that aligns with how much work a buyer is willing to undertake.

The sustained popularity of Bruton and Frome

North west of Cranborne Chase, the area around Bruton and Frome continues to rival the Cotswolds in terms of popularity, yet retains a distinctly more understated character, which I believe is a key part of its appeal.

Soho House opened its first rural retreat, Babington House, in Frome in 1998, paving the way for a wave of luxury openings in the years that followed. Hauser & Wirth launched their Somerset gallery in 2014, followed by the arrival of The Newt luxury hotel and estate in 2019. That same year saw the opening of Bruton’s Osip restaurant, which went on to receive a Michelin star in 2021, and last year marked the launch of Osip 2.0, its new farm-to-table restaurant. Bruton was recently described by Condé Nast Traveller as “the coolest town in the UK.”

Despite this, these pockets of quiet luxury remain firmly rooted in beautiful countryside, with slower paced villages and market towns, proper local pubs and the reassuring presence of mucky tractors and weathered barns.

There are some direct train services to London Waterloo from Bruton, although most people tend to drive or connect via stations such as Westbury or Castle Cary. Trains from Frome to London Paddington take from 1 hour 30 minutes. The A303 is also easily accessible, providing a convenient route east to London and west towards Devon.

The area is well served by a number of highly-regarded independent day and boarding schools, including Kings’ Bruton and Springmead School near Frome.

Why Sherborne and Templecombe offer both fantastic properties and lifestyle

I particularly love the countryside south of Bruton around Sherborne and Templecombe with its gentle rolling hills and attractive villages. London commuters are well served by both Sherborne and Templecombe stations with offer direct train services to London Waterloo, while families are drawn to Sherborne’s highly regarded prep, girls’ and boys’ schools.

A particular appeal of this area is its strong selection of high-quality properties. Almost every village features a farmhouse or manor house, along with an excellent Georgian house or rectory.

Navigating the current property market in South West England

There is currently limited stock in the South West within the £2–10 million bracket, while a significant volume of off-market property exists above £10 million. A particularly attractive house with 50-100 acres would typically be priced at £7-10 million.

We maintain close relationships with local selling agents, as well as our extensive network of professional contacts who are aware of which properties are likely to come to market and can secure early introductions.

Sellers at this level are often highly discretionary and it’s not unusual for them to seek prices well above true market value. This is why engaging a buying agent offers the best chance of securing an exceptional property at a fair price; we are able to advise on value and negotiate on your behalf.

Most importantly, we’re not selling anything. We guide our clients not only to exceptional properties but to the dream lifestyles that accompany them.

Mark Lawson The Buying Solution

Mark Lawson MRICS is our Partner in the Southern Counties and a specialist in High Value Residential and Rural Estates.

The Rise of School-Focussed Moves to the Cotswolds

Posted on by Jessica Jonzen

With the popularity of boarding schools waning, families are increasingly prioritising proximity to top day schools when moving to the Cotswolds, writes Georgina Neil, our Cotswolds Buying Agent

School children walking to school through woodland ©Getty Images

When families come to me searching for a home in the Cotswolds it’s rarely just about the house, but increasingly, proximity to the region’s leading independent schools is a decisive factor. In fact, around 40% of my clients now place access to their preferred school at the very top of their priority list, favouring villages and towns that can offer this alongside the lifestyle they desire.

I think this is representative of a broader cultural shift. These are families who would traditionally have sent their children away to boarding school – and who probably boarded themselves – but instead want to be fully present in their children’s daily lives, supporting their interests, attending sports matches and being part of the school community. I have known clients whose children have tried boarding and haven’t enjoyed it, necessitating a move to be closer to a day school. In this context, the school becomes the cornerstone of family life, helping ease the transition into a new area, and is a defining factor in where families are choosing to live.

The Independent Schools Council’s 2025 census confirms what I see on the ground: full-time boarding is declining, while day-schooling and flexi boarding continue to rise. Fewer than a quarter of pupils now board full-time, and elite schools are adapting by expanding day places. Since 2019, Stowe School in Buckinghamshire – popular as a boarding school with Cotswold residents – has opened three dedicated Day Houses, with a plans afoot for a fourth.

Driving is a fact of life in the country, and I have clients who think nothing of driving at least half an hour to drop their children at school each day. That said, the most sought-after locations combine school accessibility with lifestyle appeal. Villages and towns around Banbury, including Bloxham, Adderbury, the Barfords and Deddington, continue to attract families with links to Bloxham School, while Kingham and Moreton-in-Marsh offer central positions for Cheltenham College, alongside convenient rail connections to London and Oxford.

For those seeking quintessential Cotswolds character, the perennially popular villages of Burford and Charlbury combine proximity to the popular Oxford schools with strong community life and beautiful surroundings. Oxford’s convenient train links give teenagers independence, while vibrant villages and towns along the Oxford rail and bus routes, such as Kingham, Charlbury, Chipping Norton and Woodstock are increasingly popular as they provide safe walking and cycling routes, and easy access to sporting, cultural and leisure facilities. Parents value the balance of country life and city access, allowing children to benefit from top-tier academics while remaining closely connected to family life.

In the Cotswolds, choosing a school is very often part of choosing a way of life. Families look for homes where children can grow academically and socially, and where the school community naturally becomes part of everyday life. Friendships extend beyond the classroom, creating a strong sense of belonging for the whole family. Having lived and worked in the area for many years, I use my detailed knowledge of local schools and the villages around them to help clients find the right fit and make this important decision with confidence.

The Schools Driving Cotswolds Moves

Certain independent schools dominate demand in the Cotswolds, with property choices often clustering within a 30-minute drive or train journey from these leading educational hubs:

Cheltenham College, Gloucestershire – Founded in 1841, this co-educational school for pupils aged 13–18 blends Regency architecture with modern facilities. With around 750 pupils, day students are fully integrated into school life through dedicated Day Houses and the wider House system.

Bloxham School, Oxfordshire – A warm, community-focused co-educational school for pupils aged 11–18, Bloxham combines the personal feel of a smaller school with the opportunities of a larger one. Day, day-boarding, and boarding options, alongside strong arts, sport, and outdoor programmes, make it particularly appealing to families in surrounding towns.

Abingdon, Oxfordshire – Over 750 years old, Abingdon educates around 1,176 pupils on a 35-acre campus just south of Oxford. The majority are day students, and the school will become fully co-educational from September 2026, welcoming girls to Year 7 and Sixth Form, and to Year 9 from 2028.

St Edward’s School, Oxford – Known as Teddies, this co-educational day and boarding school educates just over 800 pupils on 100 acres of green space. Around 15% are day pupils, fully integrated into the House system and school life alongside boarders.

Oxford High School GDST – Oxford’s oldest girls’ school and only all-girls through-school, educating around 790 pupils aged 4–19. Located in leafy North Oxford, it is renowned for academic excellence, small class sizes and strong pastoral care, offering pupils a rigorous day-school education enriched with cultural and extracurricular opportunities.

Headington Rye Oxford – Formed in 2023 through the merger of Headington School and Rye St Antony, Headington Rye educates boys and girls aged 3–11 and girls 11–18. Day pupils are fully integrated into school life, thriving academically, socially and personally within a supportive, vibrant community.

Magdalen College School, Oxford – A leading day school for boys aged 7–18 and girls 16–18, MCS combines first-class academics, chorister training from age six and extensive extracurricular activities with the practicality of after-school care and a reliable home-to-school bus service across Oxfordshire, Berkshire, Buckinghamshire and Northamptonshire.

Prep schools, including Kitebrook in Moreton-in-Marsh, Winchester House in Brackley, Bruern Abbey in Chesterton near Bicester, and Hatherop Castle in Hatherop near Cirencester, also play an important feeder role, offering outdoor-focused education with strong pastoral support – a key consideration for families seeking a nurturing, holistic environment.

Georgina Neil Cotswolds buying agent, The Buying Solution

Georgina Neil is The Buying Solution’s Cotswolds Buying Agent

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

Our Buying Agents’ Standout Property Deals of 2025

Posted on by Jessica Jonzen

As 2025 comes to a close, The Buying Solution team looks back on the standout property deals of the year that we achieved for our clients. Each transaction showcases how unmatched local knowledge, strategic connections and expert negotiation consistently delivered exceptional results in London and the country’s competitive property markets. If you have ever questioned what a buying agent does and how they add value to the process of buying a property in London or the country, read on…

Chelsea townhouses ©Sarah Frances Kelley for The Buying Solution
Sarah Frances Kelley for The Buying Solution
Will Watson, Head of The Buying Solution

Will Watson, Head of The Buying Solution and specialist buying agent in Prime Central London

“This year has been defined by steady progress and a renewed sense of cohesion across The Buying Solution’s team,” says Will Watson, Head of The Buying Solution and specialist buying agent in Prime Central London. “We are now working more seamlessly between London and the country than ever before, supporting clients whose lives and property needs span both.  

Notably, South West London has been a standout area for The Buying Solution. “Activity in the £3m–£10m bracket outpacing even Prime Central London, reflecting a more grounded domestic market and buyers’ growing appetite for space and value,” Will adds. 

The Country team has seen a more considered pace of activity, shaped largely by limited stock, yet the underlying demand has remained remarkably resilient. “We end the year with a strong and engaged client list, many of whom are increasingly optimistic about 2026 as value improves and the prospect of greater choice returns,” says Will.  

“Across both the London and country markets, the appetite for best-in-class, generational homes remains undimmed, and we’ve been fortunate to guide clients towards some truly exceptional properties.”

London

Giles Elliott, London buying agent, Partner, The Buying Solution

Giles Elliott, Partner, specialist buying agent in Prime Central and North West London

This year’s standout deal reminded me why deep local knowledge and relationships matter so much. A Belgian family moving back to London after 12 years in Singapore were put in contact with me. Initially, they weren’t really sure what a buying agent was or the services we provide. I suggested a driving tour of their preferred area, and we turned into a tiny street by Primrose Hill – their favourite road, as it happened. I know it inside out: 13 buildings, only five or six still whole houses, one recently sold, and another recently let.

Within 24 hours, I had lined up viewings on two of the houses. They trusted me to handle the negotiations, and thanks to a personal connection with a vendor I had worked with years ago, we secured one of the rare houses that never reaches the open market. They chose it not just for space, but for layout, light, garden, location, views and architecture. From start to finish – guiding them, recommending every service provider, and securing the best deal – it felt like one of the best jobs I’ve ever done, adding real value to their whole life, not just the purchase. 

Toto Lambert, The Buying Solution Partner, London

Toto Lambert, Partner, specialist buying agent in Prime Central and South West London

Despite the obvious headwinds over the last 12 months, we’ve still been able to acquire some very special homes for our clients. One highlight is the purchase of a beautifully refurbished house in Chelsea for a lovely couple who divide their time between London and the countryside and were looking for a pied-à-terre. 

They initially set out to find an apartment, but after taking the time to listen and understand how they live, it became clear that a house would suit them far better. While they knew the area socially, we were able to add real value by guiding them through the nuances of particular pockets and architectural styles, keeping the search focused on a small number of preferred streets and saving them a great deal of time and energy. 

Within only a couple of months, we agreed terms on a property that had recently fallen through, securing it for over £500,000 less than it achieved in 2023. We introduced a trusted surveyor, worked seamlessly with their interior designer, and brought the whole purchase together smoothly. 

Looking ahead, I’m genuinely excited for 2026, with wonderful clients and some excellent opportunities on the horizon. 

James Burridge The Buying Solution

James Burridge, Partner, specialist buying agent in in Prime Central and South West London

2025 has been busy, particularly in South West London, where the market has been more active. We acquired five “best in class” houses – most of them substantial projects – for our clients. One was a lovely family house in Clapham Old Town which had not sold for over 40 years. In another transaction, we went to sealed bids with nine other parties. We were not the highest party, but the vendor took comfort from the fact that The Buying Solution being instructed gave our clients extra credibility.  

At the other end of the spectrum, we secured a Knightsbridge flat for a client we’ve been working with for over five years. We paid significantly less than it was marketed for having bided our time for not months but years.

It hasn’t been an easy year: the lack of best-in-class stock has been the biggest frustration. But by focussing on keeping clients grounded, not overpaying and being patient, we’ve managed to access opportunities others wouldn’t find. 

Philip Eastwood, The Buying Solution, Partner, London

Philip Eastwood, Partner, specialist buying agent in Prime Central London

One of the more gratifying moments of my year came from an unabashedly old-school approach. A client and I had narrowed our search to a particular street in Kensington, so I sat down with a fountain pen and wrote to every owner.

It felt almost quaint, but it worked: a lady who had lived in her house for 35 years opened the handwritten envelope, rang me directly, and allowed us to buy her home discreetly, at a fair price, without it ever touching the open market. 

The experience proved, yet again, that personal service is something you show rather than say. While I was having coffee with her, an agent happened to be delivering standard printed leaflets, which she binned instantly. By contrast, a simple handwritten note cut through the impersonal noise of emails and WhatsApps and led not only to the purchase, but to her instruction to help her buy her next home as well. It was a small gesture, but it made all the difference. 

Country

Mark Lawson The Buying Solution

Mark Lawson, Partner, specialist buying agent in the Southern Counties and High Value & Rural Estates

I worked with an international family who knew broadly what they wanted in the UK, but lacked the time, local knowledge and contacts to find it. We showed them 17 properties in their preferred area, advising them on schools, commutability, value and the nuances between more and less desirable pockets. 

They narrowed the search to two properties in Berkshire, both entirely off-market and shown only to us. We coordinated every detail, collecting them from the airport and managing the viewings, before advising on value, negotiation strategy and likely outcomes. 

Once they made their choice, we secured the house at a sensible price, supported by clear comparable evidence. From there, we worked intensively to exchange within two weeks ahead of the November Budget – a process that typically takes a month or more, and often several months without a buying agent and a good lawyer. 

Acting as the “conductor of the orchestra,” we secured the very best surveyors, planners and lawyers to ensure a seamless, successful purchase. It was a textbook illustration of the value of our service. 

Harry Gladwin, Partner, specialist buying agent in the Cotswolds

Harry Gladwin, Partner, specialist buying agent in the Cotswolds

One of the most satisfying moments of the past year was completing a privately arranged purchase in one of the Cotswolds’ most sought-after locations – a property that never reached the open market, for the second time.

I had originally acquired the house privately four years ago through a long-standing contact who owns a significant local estate. By maintaining close relationships with former clients, I became aware that they were considering a move and was able to introduce a new buyer of mine before the wider market had any knowledge that the property might become available.

Given that the house requires substantial work, we had to move quickly to assemble the right professional team – architects, planners, ecologists and solicitors – all at pace. Long-standing personal relationships were critical. People answered the phone, reshuffled diaries and prioritised the project because we have worked together for many years. That collective experience allowed us to structure a transaction that worked well for all parties.

It was a full-circle moment and a clear reminder of what deep local knowledge and a trusted network can genuinely deliver – access, discretion and results that no portal or newcomer could hope to replicate.

Georgina Neil Cotswolds buying agent, The Buying Solution

Georgina Neil, specialist buying agent in the Cotswolds

This year, I worked with British clients who had been living in the US for over two decades and were looking for a base back in the UK. With an eight-hour time difference and demanding work schedules, I became their eyes and ears on the ground, offering flexible support and clear, consistent communication throughout. 

I previewed properties, shared detailed video feedback, and shortlisted only the strongest contenders – saving them time and helping them make confident decisions from overseas.  

I guided them through every stage of the UK buying process and represented them firmly in negotiations. Beyond the search itself, I coordinated seamlessly with agents, surveyors, their solicitor, and a full roster of contractors, a house manager and interior designers. My proactive approach meant we kept momentum throughout, and the clients felt fully supported despite being thousands of miles away. We completed successfully in August. 

Jemma Scott, Partner, specialist buying agent in the North Home Counties

Jemma Scott, Partner, specialist buying agent in the North Home Counties

Looking back over the year, what stands out most is the trust clients continue to place in me. I was fortunate to act for two different clients for the second time – something I never take for granted, particularly when we’re dealing with decisions that genuinely shape their lives. 

It’s also been a year of movement: I’ve helped families relocate from five different countries into the Home Counties, guiding them not just on property but on how to build a life here. Revisiting homes I originally acquired – now mid-transformation, with the vision we mapped out together coming to life – has been especially rewarding. 

I’ve increasingly become the “go-to” buying agent for the North Home Counties for a circle of highly respected professionals who value honesty, integrity, pragmatism and, importantly, a sense of fun. We’re privileged to work with clients often at the top of their game; it’s endlessly fascinating to spending time with them and find out about their worlds. This year alone I’ve learned about housing markets in five countries, the secret to the best plane seats, and – slightly alarmingly – how rapidly AI is reshaping almost everything we do. 

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

Katherine Watters, Partner, specialist buying agent in the Southern Home Counties

One of my most memorable moments this year came from a referral in the summer: a client seeking an equestrian property in West Sussex, though her demanding travel schedule between two houses in Europe meant she expected to begin the search in September. She was keen to move quickly, but time was not on her side – or so it seemed. 

Fortunately, I was already aware of an exceptional off-market property that I had acquired for the current owner nearly two decades earlier. With long-standing relationships in place, I was able to arrange immediate access. What followed was a remarkably swift and seamless process: we agreed terms, exchanged and completed before she had even expected to start looking.  

It was a satisfying reminder of the value of deep market knowledge, trusted networks and being ready to act the moment an opportunity appears. 

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

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.

Where to 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.

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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.

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