Tag: Buying agent

Why are English Villages So Appealing?

Posted on by Jessica Jonzen

English villages come into their own in summer, but the desire to live there has year-round draw. Our Partner Katherine Watters explores why the appeal of a village is not simply about nostalgia, but a sense of community, continuity and belonging.

There is an image of England that never quite loses its hold on the imagination, especially during the summer months. Cricket on the green on a balmy afternoon. A fête in full swing complete with tug of war, a dog show and a cake stall stacked with Victoria sponges baked by the locals. Cottages with roses around the door. An ancient church that has been central to the community for generations.

The English village is, on one level, a romantic ideal. And yet it is also a very real and vital part of modern life – not simply as an archetypal symbol of Englishness, but as a place people of all ages and backgrounds continue actively to choose to live.

As a buying agent working across Surrey, Sussex and the wider Home Counties, I spend much of my time driving clients through villages they have never visited before, watching for that almost imperceptible shift in mood when they arrive somewhere that feels right. It is rarely about the house alone. The decisive moment often comes when they spot the cricket green, the pub terrace filling up on a Friday evening, or a queue forming outside the village shop.

“On the edge of a village” is one of the most common requests I hear. Clients generally do not want total isolation in a remote farmhouse at the end of a muddy track. The fantasy – and increasingly, the practical ambition – is a house close enough to walk to the pub, the shop, the church and the community.

After many years acting for buyers, I have come to recognise that when clients say they want village life, they are rarely talking purely about scenery or commute times. What they are searching for is something more consequential: connection, familiarity and being part of a community.

The post-pandemic search for connection

The appetite for village life has only strengthened since the pandemic. According to the Government’s latest Statistical Digest of Rural England, net internal migration continues to favour rural areas, with more people moving from towns and cities into the countryside than the other way around. Meanwhile, according to Nationwide Building Society, house prices in predominantly rural areas rose by 23 per cent between 2019 and 2024, compared with 18 per cent in predominantly urban areas. (nationwide.co.uk) What began as the “race for space” has matured into something more lasting: a search for connection.

Clients rarely describe it in those terms initially. They talk about wanting their children outdoors more, or about needing more space or a better view. Yet those requests often carry an unspoken concern about modern life: the sense that people can feel profoundly lonely while surrounded by millions of others.

I see this particularly among buyers seeking to move out of London. While they may have lived in the capital for years, they feel the transitional nature of city living prevents them from putting down roots properly. Increasingly, they are looking for what villages still offer remarkably well: interdependence.

One family I am advising is moving with an elderly mother who has lived an extremely social life in London and is understandably anxious about leaving it behind. Their brief is not simply about square footage or proximity to a station. They want a village where she can integrate quickly; somewhere with a church community, local groups and enough activity to make day-to-day life feel engaging and interesting. 

This desire for both connection and ‘buzz’ spans generations. Young families are drawn by toddler groups, village schools and the chance for their children to grow up as part of a small community. Downsizers increasingly see villages as a form of future-proofing: places where they can walk to amenities, remain socially active and rely on local support networks if driving eventually becomes difficult.

The infrastructure of belonging

The best villages function almost like miniature ecosystems. The village shop is no longer merely somewhere to buy milk. Increasingly, it has become a deli, café and informal social club rolled into one.

Having been used to the convenience of the city, clients moving from London often fear a sense of being “cut off” when they move to the country. They yearn for a focal point. During a client orientation tour, I always make a point to take them to a village coffee shop to assuage these fears and more often than not, I see a smile of relief cross their faces as they recognise the sense of a like-minded community. One client laughed in delight when she discovered her former favourite barista from London now co-owned the local village café we stopped at. Suffice to say, they went on to buy in that village.

On another client tour, we stopped at a village shop in Dunsfold, south-west Surrey. Behind the till was an old school friend of mine who volunteers there now her children have grown up. “I wanted to give something back to the community,” she told me. That spirit of participation rather than passive consumption is exactly what many buyers are searching for.

The village pub occupies a similar emotional territory. The best rural pubs understand they cannot survive purely as polished gastronomic destinations. They still want muddy dogs under tables, farmers nursing pints at the bar and regulars dropping in for a pie and a catch-up with friends over a glass of wine.

UK, Hertfordshire, Perry Green, close up of Bunting hanging in front of outdoor celebrations in a field

The perennial charm of the village fête

There is a nostalgic element to all this. Villages embody a version of England many people fear is disappearing, yet the local fête remains one of the clearest expressions of communal life in modern Britain.

I often encourage nervous London buyers to visit a village during its fête weekend if they want to understand what life there could actually feel like. You see everything in a single afternoon: the volunteers, the children tearing across the green, the retirees pouring tea and the committee members trying to organise the raffle.

Not only are fêtes charming, they are also remarkably democratic occasions. One of the things clients often find most refreshing is the levelling effect of village life. At a fête, a highly successful businessman may be hammering tent pegs into the ground alongside a local builder or teacher. Everyone contributes, which is key.

Villages do not simply “happen”. Their appeal relies on people willing to organise, volunteer and participate. In fact, many long-standing residents welcome newcomers precisely because they bring fresh energy. The stereotype of rural suspicion towards outsiders is often overstated. In reality, villages benefit enormously from people willing to coach football teams, listen to local school children read, run plant stalls or join parish committees.

Why village schools are becoming more attractive

Schools remain another powerful draw. Many buyers moving from London initially assume they will continue down the private-school route, but that is beginning to shift. The combination of rising fees and VAT changes has prompted many families to reconsider local state education.

Some village schools that once operated mixed-age classes now run full single-year intakes because demand has grown so dramatically. Parents value the intimacy of smaller schools and the way they embed families into local life almost immediately.

Community as a modern luxury

The appeal of village living also reflects wider social anxieties. Britain has become more digitally connected yet, in many ways, less communal. Hybrid working means many professionals spend long stretches of time alone at home.

Villages, by contrast, still create natural points of contact. There are opportunities to bump into a neighbour while out dog walking. There are WhatsApp groups organising lifts to hospital appointments for elderly residents. Volunteer drivers take neighbours to GP surgeries. Rambling clubs gather at cafés after walks. Church halls host everything from yoga classes to children’s parties. These details may sound quaint, but they are increasingly valuable in a fragmented society.

Seeing village life at its most authentic

As buying agents, our role extends well beyond property. A beautiful house in the wrong village will rarely make a client happy long-term. Understanding whether a community is sociable and intergenerational matters just as much as understanding square footage and commute times.

In an age when so much of modern life can feel transient and anonymous, the English village still offers the reassuring possibility that people might genuinely know – and look after – one another.

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

Katherine Watters is our specialist Partner in the Southern Home Counties

Buying in the Cotswolds? Call Harry Gladwin

Posted on by Jessica Jonzen

With series 2 of Rivals shining the spotlight on the Cotswolds once again, Lucy Clayton reports for the Financial Times on the region’s specialist agents to know when buying a home here. Our Partner and Head of the Cotswolds Harry Gladwin is one of them.

Cotswold cottage in the popular tourist destination of Bibury, Gloucestershire, England.

The Cotswolds remains one of England’s most coveted regions, drawing international buyers and fierce local competition in equal measure. As a result, Lucy Clayton writes in the Financial Times, buying here has become “a complex dance.”

With the most sought-after properties off-market and unsold for generations, the right buying agent isn’t a luxury – it’s essential. “Access is only guaranteed by an extraordinary reputation for trust and discretion – with or without an NDA,” says our Partner Harry Gladwin, as the FT collates the Who’s Who of the Cotswold’s finest specialist agents.

Read the article here.

Is Buying for Children Still a Smart London Property Play?

Posted on by Rosalind Sack

Parental-led purchases have always formed a significant part of the prime London market. But right now, the logic behind them feels more persuasive than ever – and in some cases, more urgent. The fundamentals are as strong as they have always been, while the context around them has shifted in ways that genuinely favour buyers who are ready to move, write our Partner James Burridge.

Two teenagers looking at phone with father and smiling. Buying property for children.

Why the Case Remains Strong

Around 20% of my active requirements at any one time come from clients buying property for their children. That proportion has remained consistent, and the reasons families pursue these purchases are essentially the same as they always were: a desire to provide security, a long-term view on wealth, and a recognition that London property – the right London property – is a reliable store of value.

What has changed is the environment in which these transactions are taking place. We are in a period of genuine uncertainty. Politically and economically, there is a great deal of noise. And when the world feels uncertain, good bricks and mortar in a good location feels like a safe place to park significant capital, particularly over the long term.

A More Motivated Market

Another notable shift in the current market is the behaviour of sellers. Some properties have been on the market for a year or more, and many sellers have missed opportunities as a result. A family in Wandsworth wanting to move to the country, for instance, may have found that they couldn’t sell their London house quickly enough to secure the property they wanted elsewhere. That creates real pressure to transact.

For our clients – predominantly cash buyers who can move without a chain and without debt – this is a powerful position to be in. When the majority of competing buyers are in their mid-twenties to mid-thirties, first-time buyers, relying on mortgage offers, the ability to offer flexibility and certainty is a real advantage. We can negotiate on price, offer quick completions, or in some cases even allow a short leaseback period. In a market where sellers are more focused than they have been in years, buyers with firepower can find that the market rewards them.

That said, I wouldn’t suggest there are runaway capital gains to be had in the near term. The appeal here is not a quick uplift. It is quality, liquidity and location – and knowing that good property in the right part of London will always let well in the interim and serve the next generation well when the time comes.

Budget, Locations and the Long Game

I consistently tend to see families searching for properties within the £2 to £5 million price range. What continues to evolve is the conversation around which areas offer the best value at that price point.

I am currently helping a family buy the second of four properties in London, each for a different child. The choice of area is largely driven by the children themselves, not the parents. One wanted to be near where they grew up, another had a strong desire to live in a more central location. That is fairly typical.

It is a conversation I have regularly with parents: the relative value of one pocket versus another. Three million pounds in Fulham looks very different to three million pounds in Notting Hill. In Fulham, you are more likely to get a proper house with a garden. In Notting Hill, you are paying a premium for the postcode. The young person moving in rarely sees it that way, of course. They want to be in the thick of it. But in ten years, when they have children and need more space, the one who took the house in Fulham will be grateful they did not have to pay stamp duty twice.

Transport links also continue to be a significant factor in these searches. For young people in their twenties, connectivity matters enormously, and parents are increasingly attuned to that.

Why Freeholds Make Sense

The preference for freehold houses over leasehold flats has, if anything, become more pronounced in recent times. There are no service charges, no building management committees to deal with, no unexpected bills for lift repairs or communal area renovations. It is a cleaner investment in every sense.

That said, we have bought individual freehold houses for multiple children before, with both living in the property together. In one case, the elder sibling lives there with a friend, and the younger one collects rent from that friend until they are ready to move in. It is a practical arrangement, and it works when the family dynamic supports it.

Inheritance Tax Planning

Inheritance tax planning is increasingly in the background of these conversations – and in many cases it has moved firmly to the foreground. Putting a property in a child’s name removes that capital from the parent’s estate. For families with significant assets, that is a meaningful consideration.

The awareness that a £2 or £3 million property purchase can serve simultaneously as a home for their child, a rental investment, and an estate planning tool is something that sophisticated buyers are carrying into these conversations.

The Journey Takes Time

One point worth emphasising, and something I stress to every client at the outset: finding the right property takes time. The volume of genuinely good stock is smaller than it once was because fewer people are choosing to move. That means the search for a house in Fulham, for example, is not a three-month exercise. From initial brief to taking keys, twelve months is a more realistic expectation.

If parents are serious about this, the time to start the conversation is now – not when their child is six months from finishing university.

The Enduring Appeal

The emotional dimension of these purchases is as present as it always was. Parents want to know that their children are safe, that they are not renting from a landlord they have never met, and that there is some family oversight of where and how they are living. That instinct has not shifted.

Nor has the satisfaction of seeing it through. There is something particularly rewarding about returning to a property we bought for a teenager, years later, and finding them settled in a home they have made their own. When a family comes back to us for the next child, and the one after that, it says everything about the trust that this kind of work builds. It is genuinely rewarding.

As I said at the outset, the fundamentals have not changed in recent years. If anything, the combination of motivated sellers, experienced buyers with liquidity, and the enduring quality of prime London property makes the case for buying for your children stronger today than it has been for some time.

James Burridge The Buying Solution

James Burridge is our Partner and Prime Central London and South West London specialist

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

Would You Move to Pay for Private School Fees?

Posted on by Jessica Jonzen

To pay for private school fees, growing numbers of families are rethinking where they live rather than compromise on their children’s education, reports Alexandra Goss in The Telegraph. It’s a trend that our Cotswolds buying agent Georgina Neil is seeing first hand, as she highlights in the article.

Sarah Frances Kelley Cotswold manor house The Buying Solution
Sarah Frances Kelley for The Buying Solution

Rising school fees, following the addition of VAT, are redefining property decisions – especially above £1.2m, reports Alexandra Goss in The Telegraph.

“The dream is over for many ‘upsizers’ as school fees and the cost of running these homes – and the transactional costs of buying them in the first place – have become prohibitive for many,” our Cotswolds buying agent Georgina Neil comments in the article.

Read the article in full here.

The New Priorities Driving Relocating Families to the Home Counties

Posted on by Jessica Jonzen

For internationally mobile families, education and lifestyle are driving relocation decisions more than ever. Demand for top-tier schools, combined with privacy, space and security, is putting the Home Counties firmly in focus, writes Jemma Scott, our Partner and North Home Counties specialist, who also shares her tips for a successful relocation.

Recent global events have brought a new seriousness to the relocation conversation. What were once lifestyle-led considerations – schooling, security and space – are now sitting firmly at the top of the priority list, and everything else is being filtered through them.

Decisions are no longer being made lightly, or purely aspirationally, but with a far greater emphasis on what day-to-day life will actually look like once the move is made. I recently visited a house whose owners had everything in motion to relocate to Dubai, before global tensions prompted them to abruptly pull on the brakes. That crystallised the shift for me. When you are talking about moving children internationally, even to places that might once have felt like an obvious upgrade, the fundamentals come into very sharp relief.

Security, schooling, health and stability are now the most pressing questions, not the afterthoughts. I’m often asked what I’m seeing in the market for relocating families, and because I’m constantly speaking to agents, applicants and buyers across the sector, you develop a very clear read on sentiment rather than simply tracking numbers.

Right now, that sentiment is measured. There is no frenzy, no pandemic-style urgency, but there is steady, considered movement. My client base is a mix of families moving out of London and those returning or relocating from overseas, often prompted by a reassessment of priorities in uncertain times. It is not a boom market, but it is an active one, and it carries a very particular tone.

In that mindset, even the most traditional of settings – a vicarage in a pretty English village, a house set within an established market town – can suddenly feel newly relevant and reassuring.

Security: reassurance in different forms

Security comes up in almost every conversation, but rarely in the same way twice. There are clients for whom it is entirely practical and visible. They want cameras, alarm systems, secure perimeters all in place from day one. For them, security is paramount and provides the peace of mind they crave.

Then there is another group, often relocating from places such as the US or South Africa, who are moving away from environments where security is highly visible. For them, the appeal of the Home Counties is almost the opposite: it feels calm, established and understated. A prime residential road in a buzzy market town or a well-established village community are often seen as inherently reassuring, without needing to be fortified.

Against a backdrop of broader uncertainty elsewhere – whether environmental, political or insurance-related – the UK begins to feel comparatively stable and attractive.

Schooling: the anchor decision

If security sets the tone, schooling sets the geography. For many families, it is the starting point of the entire search.

The briefs are often highly specific. Some want walkability; with a station, café and school all within reach. Others are comfortable with a 15–20 minute drive to secure space and countryside. Others still prioritise privacy above all else, letting the school determine the radius of their search.

International schools remain important for globally mobile families seeking continuity and institutions such as ACS International Schools continue to play a key role in that space. But what has changed is permanence. More families are no longer here for a short posting; they are settling.

As a result, engagement with the UK independent sector is shifting, with schools such as Eton College, Bradfield College, St Andrew’s and Lambrook in Berkshire; Charterhouse in Surrey, Shiplake College in Oxfordshire, and Godstowe and Wycombe Abbey in Buckinghamshire increasingly forming part of a longer-term life plan, rather than a transitional arrangement.  Even international schools are now focusing on local, long-term students, as that transitional world has changed.

The home, school and office triangle

At the centre of almost every relocation is what I call the triangulation: home, school and office. Each carries equal weight. One pays the bills; one educates the children, and one is where family life comes together. The challenge is that they rarely align neatly.

A beautiful house in a rural setting may stretch the school run. A perfect school catchment may complicate access to London. A fast commute may come at the expense of space and lifestyle.

People often underestimate how these elements interact in real life. Door-to-desk commuting, school runs, train timetables, return journeys all compounds for better or worse. Much of my role in the Home Counties is helping clients see not just the property, but what their life there would really look and feel like.

Space, nature and what “enough” looks like

There is also an emotional layer that runs through almost every search. Clients often talk about wanting their children to be “in nature”. Though slightly intangible, it is a very real driver. Green space, gardens and countryside access are consistently part of the brief.

The Home Counties offer this in abundance, but it is important to understand what that lifestyle actually means day to day. More rural living often means more driving. School friends live in different directions and daily logistics become more complex. Larger homes, pools, tennis courts, annexes and staff can all add lifestyle value but also cost and maintenance.

A large part of the process is helping clients separate what feels aspirational from what will genuinely improve everyday life.

Renting, buying and the shift towards commitment

Traditionally, renting has been the first step for many relocating families. In theory, it allows people to explore and experience areas before committing. In practice, outside London, the reality is very different.

The rental pool in the Home Counties is limited at the best of times. Once you factor in school catchments and specific location requirements, it becomes even narrower.

What often happens is compromise: families take what is available, rather than what is right. They then build a life with schools, routines and networks only to realise they would prefer a different base when they come to buy.

As a result, more clients are choosing to purchase earlier and get it right first time. It is more decisive, but often more aligned with long-term happiness.

Ultimately, the most successful relocations are those where clients acknowledge early on what they are leaving behind and are then far better placed to recognise what they stand to gain. When that balance is right, the move stops being purely practical and becomes something more positive and joyful.

Relocation: how to do it well

1. Start with lifestyle, not property

Define your lifestyle before you look at properties. Rural vs. town, privacy vs. walkability, and whether London is a daily or occasional commute all matter more than the details of any single listing. You can change the house – you can’t change its location.

2. Treat home, school and office as one system

If one corner of the triangle of home, school and office is misaligned, everything else becomes harder to sustain.

3. Research schooling early

School choice will define your location more than anything else. Shortlist the schools you think would best suit your child before narrowing property areas.

4. Be honest about travel time

Always consider the full journey – home to station, train and onward travel – and what you want that to look like. Not just isolated segments.

5. Work with local experts

Online listings rarely, if ever, tell the full story. Micro-location, road noise, school run traffic and pricing nuance require expert local knowledge.

6. Be realistic about space and scale

British homes often differ from overseas properties in style, size and electrical systems so consider what truly suits your next stage of life. Shipping oversized items like a 20ft dining table or Texan barbecue may prove costly and impractical.

7. Budget for the reality of country living

Maintenance, staffing and security all add to ongoing costs and should be factored in early.

8. Be cautious about relying on renting outside London

Supply is limited. Renting to ‘try before you buy’ can sometimes introduce compromise rather than clarity.

9. Think long term, not transitional

The most successful relocations are rarely short-term experiments. A longer horizon tends to produce better decisions.

10. Make peace with trade-offs and define the gain

Every move involves loss. That might be climate, space, lifestyle, familiarity or proximity to other global centres. But it also involves gain: better schooling, more space, a different pace of life, and often a greater sense of stability. The key is to hold both in view at the same time.

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

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

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

Security and the New London Property Brief

Posted on by Jessica Jonzen

As crime headlines reshape perceptions of life in the capital, security has become an integral part of the property brief for buyers in prime central London. Yet the most effective safeguard is not technology or patrols, but discretion – both online and at home, writes our Partner and London specialist Philip Eastwood.

Sarah Frances Kelley for The Buying Solution

For much of the past two decades, the brief given to a prime central London buying agent has been reassuringly familiar: lateral space, period architecture, a garden square address, perhaps proximity to the best schools. Security, when mentioned at all, tended to mean little more than a functioning alarm system and a sturdy front door.

Today, that brief has evolved. Increasingly, security – and perhaps, more accurately, the perception of security – forms part of the conversation when clients consider purchasing property in the capital.

The reality, however, is more nuanced than the headlines might suggest. According to new analysis from the Mayor’s Office for Policing and Crime (MOPAC), many forms of crime in London are falling. In the first quarter of the 2025/26 financial year, residential burglary fell by 10 per cent compared with the same period the previous year, while theft from the person and personal robbery both declined by 13 per cent. These reductions follow increased investment in visible neighbourhood policing, including a significant uplift in officers on the beat in the West End and new town centre teams focused on tackling phone theft, shoplifting and antisocial behaviour.

Yet statistics rarely shape perceptions as powerfully as stories do. In an age of constant news alerts and social media feeds, a single incident can travel quickly through friendship circles and WhatsApp groups. Before long, everyone seems to know someone – or knows someone who knows someone – who has had a phone snatched or a watch stolen. The result is that security has begun to feature more prominently in property discussions, even as the broader data paints a more reassuring picture.

The Rise of the Discreet Street Patrol

One of the more visible developments can be seen in parts of Kensington and Chelsea, where residents of certain streets have collectively arranged private security. Typically, a security guard sits in a marked car overnight, occasionally walking residents from a taxi to their front door, keeping an eye on the street and acting as a visible presence and possible deterrent. Some patrols circulate periodically, sometimes with dogs, providing reassurance and peace of mind rather than enforcement. The effect is closer to the traditional “bobby on the beat” than to anything resembling private policing.

Fifteen years ago, such arrangements were uncommon. Today, they are increasingly familiar in prime neighbourhoods and in some cases, they are linked to large estates. Addresses on the Grosvenor Estate in Mayfair and Belgravia, for instance, benefit from long-established porterage and security systems – part of the discreet infrastructure that has historically made certain London squares particularly desirable.

Portable Wealth in a Digital Age

Part of the shift in how people think about security reflects something fundamental about how we now live. Twenty years ago, most people moved through London carrying relatively little of obvious value. A watch was simply a watch; a handbag was simply a handbag. Even if something was stolen, it was not always easy to sell on, nor was its value necessarily understood by the thief.

Today, however, we move through the city carrying what might reasonably be described as ‘portable assets’ as a matter of course: smartphones worth more than a month’s rent, watches whose resale values can exceed those of a car, handbags that prestigious auction houses now treat as investment categories.

The secondary market has expanded dramatically. Where once stolen goods required a discreet “fence” to sell them on, today a host of online platforms provide an immediate and global marketplace for resale. The economics of crime have changed.

At the same time, our digital habits have created an entirely new layer of exposure. Social media has normalised the public display of wardrobes, jewellery collections and travel plans to a global audience. From a security perspective, it is rather remarkable.

Announcing a two-week holiday on Instagram is, in effect, the modern equivalent of placing an advertisement that reads: Our house will be empty until the 14th. Posting photographs of newly acquired luxury items performs a similar function. With modest effort, someone inclined to do so can identify where photographs were taken, determine neighbourhoods and piece together patterns of movement.

For high-net-worth individuals in particular, managing one’s digital footprint has therefore become an increasingly important element of personal security. In many cases, it matters more than cameras or alarm systems. Discretion, therefore, remains the most effective safeguard of all.

Technology is No Silver Bullet

Clients may ask whether technology can offer a definitive answer. Smart doorbells, integrated alarm systems, remote monitoring, camera networks – the modern home can certainly be equipped with formidable security infrastructure. Many properties in prime London now include these features as standard.

Yet there is no technological silver bullet. Cameras may deter some criminals but are likely to just send determined ones next door. Alarm systems can reduce risk, but they do not eliminate it. Even the most sophisticated digital systems carry their own vulnerabilities. What’s to say they won’t be hacked? Security, ultimately, needs a layered approach, rather than a single solution.

Discreet Measures

The most effective measures tend to be the least visible. A well-positioned safe. A cautious approach to exterior lighting to prevent advertising the superior finish or interior of the house. Careful vetting of contractors and staff, and sensible habits around the display – both real and digital – of valuables.

Sometimes it is as simple as having two safes rather than one, a precaution adopted in certain households in case of forced entry. More extreme measures do exist, of course. Panic rooms, private bodyguards and other forms of high-end protection are certainly present in London. But they remain the exception rather than the rule, and when they are used, they are handled with the utmost discretion. Indeed, the defining characteristic of those who invest seriously in security is that they rarely talk about it.

A City That Remains Remarkably Liveable

None of this should be mistaken for alarmism. London today is, in many respects, far safer than it was in previous decades. Areas once considered marginal or even dangerous have become some of the city’s most desirable addresses – Notting Hill is a case in point. Neighbourhoods that would once have raised eyebrows now command extraordinary property prices.

Crime has always existed in large cities. What has changed is the way it is reported, discussed and perceived. We now live in an era of continuous information. Every incident, however small, can appear instantly on a news feed. The effect is cumulative: a sense that problems are everywhere, even when the broader picture is more reassuring.

A salient lesson for how quickly perceptions of safety can shift can be learned from Dubai. For years the emirate was held up by many international buyers as the ultimate safe haven: low crime, strong policing and a lifestyle where valuables could be worn or left in plain sight without concern. Some London residents even relocated there in search of precisely that sense of security.

Yet recent geopolitical tensions in the wider region have served as a terrible reminder that no global city exists entirely in isolation from risk. For internationally mobile families, it has reinforced a broader truth: safety is rarely absolute. Rather, it is a question of perception, context and prudent personal judgement – whether in London, Dubai or anywhere else.

The First Rule of Security

For property buyers navigating this environment, the advice is surprisingly simple. Choose a well-run building or a well-organised street. Invest in sensible security measures. Be thoughtful and careful about digital exposure. Above all, practise discretion.

The most effective form of security is rarely the most visible. It is the firm decision not to advertise what one owns, where one lives or when one is away. In prime London property, that principle has become part of the modern brief. And, in truth, it always was.

Philip Eastwood, The Buying Solution, Partner, London

Philip Eastwood is our Partner in London

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

Britons Fleeing Dubai for London Rentals

Posted on by Jessica Jonzen

Britons who settled in Dubai attracted by its perceived safety are contacting luxury property agents to arrange emergency £5,000-a-week rentals in London, writes David Byers in The Times. Will Watson, Head of The Buying Solution, shares his insights.

Large pink blossom tree next to white period houses in London's Notting Hill

As property agents report at 15% increase in enquiries from the UAE, Britons who relocated to Dubai are anxious to return to the UK, reports David Byers in The Times. Will Watson, Head of The Buying Solution, and currently acting on behalf of three Dubai-based clients, offers his observations.

Read the article here.

The Return of Service Bells

Posted on by Jessica Jonzen

Once an integral part of the orderly running of a stately home, service bells fell out of use with the dawn of modern technology. But as our Partner Mark Lawson shares with Lucy Clayton in the Financial Times, these once anachronistic artefacts are enjoying a revival.

From summoning a breakfast tray to requesting a nightcap, service bells have been used since the mid-18th century to ensure the smooth running of stately homes and large houses. As Lucy Clayton reports in the Financial Times, they are now being installed as part of contemporary house renovations, both for aesthetic and practical reasons. Mark Lawson, our Partner for the Southern Counties & High Value Residential & Rural Estates, shares his insights.

Read the article here.

United States of the Cotswolds

Posted on by Jessica Jonzen

Some 13 per cent of prime sales in the Cotswolds in 2025 were to Americans, report Melissa York and David Byers in The Times. Our Partner and Head of the Cotswold Harry Gladwin shared his insights.

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

The Cotswolds is continuing to see a surge of American buyers – and the region is taking note. Melissa York and David Byers writing in The Times explore how the area is adapting to their tastes, with our Partner Harry Gladwin highlighting why the Cotswolds appeals so strongly: top schools, beautiful homes, and lifestyle destinations like Estelle Manor and Soho Farmhouse.

Read the article here.

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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