Tag: Buying agent

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 hot spot. 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

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

How to Sell Your House in a Buyer’s Market

Posted on by Jessica Jonzen

As housing stock reaches its highest level in a decade, Good Housekeeping’s Laura Whateley reveals eight essential tips to help sellers attract serious offers – with expert advice from our Partner, Mark Lawson.

Sarah Frances Kelley double fronted Georgian house Cotswolds
Sarah Frances Kelley for The Buying Solution

Not long ago, sellers could list their homes with minimal preparation and still expect multiple offers within days. But in today’s buyer’s market, “sellers need to put in a little more effort to give their listing the edge,” writes Good Housekeeping’s Laura Whateley.

Our Partner for the Southern Counties and High Value Residential & Rural Estates, Mark Lawson MRICS, shared his expert advice on the quick fixes which can help secure an offer in a more competitive market.

Read the article here.



Could You Be Making Angela Rayner’s Stamp Duty Oversight?

Posted on by Jessica Jonzen

Former housing secretary Angela Rayner’s much-discussed property dealings highlight a problem that our Partner Harry Gladwin sees often, particularly in high-value deals. In a recent column for The Times, Harry explains how assuming that one advisor can cover all bases can have far-reaching consequences.

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

In a recent column for The Times, our Partner and Head of the Cotswolds Region Harry Gladwin writes that complex property transactions require robust, expert advice and a team of specialists; including tax advisers, planning lawyers, accountants and surveyors. “In property, mistakes are expensive and, as Angela Rayner discovered, getting it wrong can cost you far more than money,” he writes.

Read the article here.

How Postcode Snobbery Presents Great Buying Opportunities

Posted on by Jessica Jonzen

While some buyers are happy to pay a premium for a prestigious postcode, there is often far better value to be had nearby, our Cotswolds Partner Harry Gladwin tells Hugh Graham at The Times.

Sarah Frances Kelley for The Buying Solution

The wrong combination of letters and numbers in a Cotswold property’s address can completely deter some buyers, while others are willing to pay a six-figure premium simply for the GL postcode. Yet in the nearby villages of Warwickshire you can find the same charming honeyed-stone cottages and rolling views for significantly less, says Harry Gladwin in The Times.

Read the article here.

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.”

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

The Rise of the Bougie High Street

Posted on by Jessica Jonzen

From artisan bakeries and chichi cafés to independent boutiques and premium gyms, our high streets are becoming ever more curated according to a recent article in the Financial Times, featuring expert comment from our Partner Harry Gladwin.

Sarah Frances Kelley for The Buying Solution

Talking to journalist Cathy Hawker, our Head of the Cotswolds region, Harry, told her that outside of London, the practical is blending with the premium. He cites Groves Yard in Milton-under-Wychwood in the Cotswolds as a place where shoopers can stock up on lightbulbs, order a set of curtains, enjoy lunch, buy a oaf of freshly-baked bread, have a manicure and even visit the dentist.

Read the article here.

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.

What’s Causing the Great Country House Slowdown?

Posted on by Jessica Jonzen

It’s a testing environment in the prime country house market, Idina Glyn of Mishcon de Reya reports for PrimeResi, with insights from our Partners Mark Lawson and Harry Gladwin.

Speaking to Idina Glyn, Partner in the Private Group at Mishcon de Reya, specialising in advising landed estates, UHNW individuals, rural businesses, and charities, Mark said: “After over 30 years of selling and buying in the country, I have never known such a challenging marketplace.”

Harry notes: “here’s a noticeable flight to quality: buyers are more discerning, less willing to compromise, and very value-conscious, so anything that’s compromised – whether on location, presentation or condition – is sticking.”

Read the article here.

The Joy of Downsizing: Why Planning Ahead Matters

Posted on by Jessica Jonzen

For many homeowners, downsizing marks the start of a new chapter – not a step back, but a chance to simplify and refocus. With the right advice, the process can be practical, efficient and surprisingly rewarding, writes Georgina Neil, our Cotswolds Buying Agent

After decades spent enjoying a large family home – typically bought when owners were in their 40s – many find that the once distant plan of downsizing suddenly becomes an urgent necessity when they reach their 70s or 80s.

Without preparation, this shift can feel rushed, emotionally taxing and costlier than expected. But approached early and on one’s own terms, with time, clarity and expert advice, downsizing can offer not only freedom but genuine enjoyment and the promise of a fresh start.

In my experience, the most successful moves happen before they become a necessity. Clients who downsize while they are still in robust good health and can carefully consider what really matters without the pressure of illness, bereavement or financial strain usually fare best. Crucially, they can take the time to get it right.

But downsizing is rarely as straightforward – or as cost-saving – as some might expect. In prime markets like the Cotswolds, competition is fierce. At the £1.5m to £3m level, the best houses – on the edge of a village, with views, privacy and a manageable garden – often sell off-market and fast. Many clients arrive assuming they can buy a scaled-down version of their family home, complete with drawing room, dining room and space for grand furniture. As a result, many are surprised to find how little £2m now buys when expectations are shaped by a larger, older house.

Successful downsizers quickly learn that priorities must shift. Energy efficiency, ease of maintenance and future-proofing win out over period features and sprawling grounds. The flexibility which comes with lock-up-and-leave security, a sensible garden, practical location and no requirement for staff becomes increasingly attractive.

This is not simply observation. According to new research from the Open Property Data Association (OPDA), older homeowners are increasingly ready for this kind of change. More than a third (34%) of those aged 65–74 who bought in the last five years chose to downsize, rising to nearly half (47%) of those aged 75 and over. The appetite for simpler living is clear. Yet the barriers remain: long transaction times are cited as the main frustration by 55% of buyers aged 65–74 – and by a striking 68% of those over 75. Many would welcome more efficient, digital processes to reduce the stress and delay that so often dog these moves.

These frustrations highlight why working with an experienced buying agent has never been more valuable. For many later-life movers, this may be the first time they’ve navigated the property market in 30 or 40 years – a period during which prices, processes and expectations have changed dramatically. A good buying agent brings market insight, negotiation skill, and crucially, access to properties that may never reach the open market. But beyond that, we act as a steady hand, guiding our clients through unfamiliar territory, helping to prioritise needs over wants, spotting potential problems early, and ensuring that decisions are made with clarity and confidence – and not under pressure. This guidance can make the difference between a smooth, rewarding transition and a stressful, costly mistake.

We also help to gently challenge assumptions. Clients may insist they don’t want a barn conversion – until they walk into one with an extraordinary view and charm to match. They may dismiss a semi-detached house – until they realise it offers the perfect village location and privacy they crave. They simply won’t know until they see it for themselves; curiosity and open-mindedness are key.

Location also takes on fresh importance when people decide to downsize. Many clients want to stay in the same village – or at least close by – but with less property and acreage to maintain. Others make bigger moves, to be nearer family or familiar holiday spots from their childhoods. Few want to sacrifice a proper garden (even if smaller) or guest bedrooms for visiting friends and family. The practicality and hubbub offered by a village provides both reassurance and entertainment. After decades spent relying on the car, it can be refreshing to have restaurants, cafés, a cinema or theatre – as well as a good doctor’s surgery – on your doorstep.

While downsizing offers plenty of benefits, we also appreciate what a significant and often emotional process it can be. Our role extends far beyond viewings and negotiations. We become sounding boards – especially for clients who may be widowed or handling finances alone for the first time in decades. Many of these conversations are personal, touching on health, family and legacy, and it is a privilege to be taken into our clients’ confidence.

Our deep personal knowledge of the areas we represent means we can offer highly specific local knowledge and suggest villages and micro-locations that suit not only a client’s wish-list but their pace of life and social interests. We can also make introductions to removals companies, surveyors, solicitors, builders, unpacking companies – even the local golf or bridge club. This matters more than ever when buyers are relocating to areas they barely know – sometimes hundreds of miles from their old communities. A house, after all, is only part of the story. The life built around it matters just as much.

Done well, downsizing is not a loss – it’s a liberation. Less house often means more freedom: fewer ties, fewer worries, more time to travel or pursue other interests. It is about taking control of the next chapter of life while the choice is still yours to make.

Those who embrace this process with clarity and the right guidance usually find it far more rewarding than they ever expected.

Georgina Neil Cotswolds buying agent, The Buying Solution

Georgina Neil is The Buying Solution’s Cotswolds Buying Agent

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