Tag: Country

The Insider’s Guide to Buying a Home in West Sussex

Posted on by Rosalind Sack

Katherine Watters, our Partner in the Southern Home Counties, shares her detailed inside knowledge on the most coveted towns and villages in West Sussex, what to expect when buying property here and why there’s far more to this picturesque region than first meets the eye.

Sweeping views across Harting Down in West Sussex

If the Cotswolds is the country’s best-known countryside beauty, West Sussex is its understated cousin – with its own style of period stone houses, protected estates, farm shops and gastropubs, just with a little less fanfare.

I spend most of my working life in Surrey and West Sussex, and the West Sussex side of that patch is the part I find myself talking about most with clients who haven’t yet fully considered it.

Yet they come to me with the same handful of assumptions: that it’s too far from London, that it’s “in the middle of nowhere,” that stock is thin. None of that is true. Here’s what I tell my clients when they ask me where to look, why, and what they can expect to get for their money.

West Sussex’s Golden Triangle

If you ask anyone working in this market where the money goes first, it’s what’s known locally as the Golden Triangle, formed by Haslemere, Petworth and Midhurst with the three villages of Lickfold, Lurgashall and Lodsworth (the “3 L’s”), sitting in the centre.

It behaves a bit like the golden triangle of Chipping Norton, Stow-on-the-Wold, and Burford in the Cotswolds: they’re the names people have heard before they’ve even started looking, and it commands a premium because of it.

The reason this area works so well for London families is the historic market town of Haslemere itself. Drive through it and head down the A283 or A286 and you’re at the gateway to the South Downs. You leave the busier feel of Surrey behind and the landscape opens up into rolling downland. Some families who might previously have settled for the more traditional London exodus routes of Cobham, Esher and Oxshott, or Guildford, Godalming and the Surrey Hills now choose to bypass them altogether, because Haslemere offers the same access with a completely different feel.

Two practical things changed this decisively. In 2011, the Hindhead Tunnel opened on the A3, cutting out a notorious bottleneck and making Haslemere genuinely commutable. Haslemere station also significantly upgraded its carpark, adding 110 extra spaces, and offers a regular, fast line into London.

Schooling has done the rest. Seaford College, just outside Petworth, has transformed since a change of headship in 2013 brought new focus and new energy, and it has seen a steady stream of families moving their children over from more traditional Surrey-based schools. Its head retires this summer, with a new appointment starting in September – worth watching if you have children of school age and are weighing up the area.

Architecturally, this is proper period-house country, built largely from beautiful pale greyish-blue Petworth stone.

The New West Sussex Hotspots

Popularity has a cost. As the Golden Triangle has become better known, it has become more competitive and more expensive, so – as happens everywhere – buyers have also started looking just beyond it.

The main beneficiary has been the Milland Valley which has become one of the most sought-after pockets in the area over the past five to ten years. It offers the same rural feel as the golden triangle and is helped by the train line at Liphook and a rich choice of excellent schools. Churcher’s College and Highfield & Brookham School cover most ages between them.

Slightly further south, the stretch between Midhurst and Petersfield was, for years, overlooked entirely – people went to Hampshire instead. Then the penny dropped: the A272 connects east and west, so if Hampshire felt like too much of a commute, Petersfield was a genuine alternative. It has a good station, lovely nearby villages, coastal access and connections back to the larger towns.

Roughly speaking, north of the A272 – in villages such as Milland, Henley, Fernhurst and the Golden Triangle – the market is more family and commuter-led, with buyers often seeking space, community and a connection to London.

The popular West Sussex coastal village of Bosham

The Southern stretch of West Sussex and the Coast

South of the A272, the character changes slightly – the area is still entirely commutable, but it attracts more of a weekend-house, countryside-first buyer. I am working with a London-based client whose children are schooled in London and will remain so, but who wants nothing more complicated than to get down the A3 on a Friday night to a proper weekend house in the South Downs. The Hartings and the Mardens, East Dean and Charlton are all very pretty villages in this stretch.

It is also where buyers go for coastal access: sailors gravitating towards Bosham for waterfront living, and families wanting the pull of buzzy Chichester without losing the rural feel.

There is a well-regarded sailing school for children at Thorney Island, while the annual family-friendly music festival in Madehurst always draws a crowd. The Pig in the South Downs at Madehurst, with its very own vineyard, opened in 2021 and remains hugely popular. Ten minutes down the road, Arundel is known for its antique shops and tea rooms, as well as its castle and RSPB wetlands.

Chichester itself is beautiful, and home to the Chichester Festival Theatre – a well-known testing ground for shows heading to the West End.

The Witterings remain a perennially popular holiday destination. West Wittering’s Blue Flag-awarded sweeping sandy beach, backed by the National Trust’s East Head nature reserve, is a huge draw. The Wittering Surf indie clothing brand, based in East Wittering, has near cult status.

Road access in West Sussex is unusually good in every direction: the A3 to the west, the A24 connecting to the A283/A280 east, the A272 cutting straight across the top, and the A27 through Chichester to Emsworth linking the coastal towns. Access north, south, east and west is rare – but here, you have it.

The Benefits of National Park Status

I’d argue that South Downs National Park status is one of the best-kept secrets of buying here. It brings serious development restrictions to the villages within it, protecting the character and value of what’s already there. It also comes with the Dark Skies designation.

In Surrey, a buyer might put in a tennis court with floodlights, or uplight the trees along their driveway, without a second thought. Try that inside the National Park and the answer is a firm no. From 9pm, external lighting is tightly restricted.

I recently had a client looking on the side of Black Down – the highest point in the South Downs National Park. The 65-mile Serpent Trail winds through it, a resident herd of Belted Galloway cattle roam the hillside, and there are genuinely dark skies at night. Development there is very tightly controlled, and for the right buyer, that’s exactly the point. If you want a house in the country, you presumably want it to feel like the country, with undisturbed wildlife and no light pollution from your neighbours.

The Private Estates Stewarding the Land

A huge amount of land around Haslemere, Petworth, Midhurst and Petersfield is held by private estates, which also actively protect and shape the landscape here.

The Foley Estate in Liphook, Petworth Park and adjoining National Trust land at Petworth, Leconfield, Hollycombe; many are managing large areas of habitat, woodland and agriculture. Modern estates are moving away from intensive farming to restore chalk grassland, plant hedgerows and create wetlands. They also maintain footpaths and bridleways.

There is none more impressive in this regard than Knepp Estate, now globally known for its trailblazing 3,500-acre rewilding project, which has inspired a wave of similar initiatives across the country.

Many of these estates are also diversifying. The Cowdray Estate in Midhurst has a fantastic farm shop and a very popular wellness offering including rest-and-reset weekends and Ayurvedic practitioners – a long way from its traditional polo-only image.

Goodwood Estate, of course, is a global attraction in its own right, with its famous motor circuit and racecourse. The estate also has a member’s club house, health club, restaurants, organic farm and farm shop and art foundation.

Interspersed with the estate land, and thanks to the chalk downland, are an increasing number of vineyards, which have become as much part of the landscape as they have the local economy. Tinwood Estate near Chichester, Kinsbrook Vineyard in Thakeham and, of course, the multi-award-winning Nyetimber sparkling wine producer in West Chiltington to name but a few.

The majestic castle rises above the streets of Arundel

Who Buys Property in West Sussex?

Most often, this is someone’s second or third move out of London. The first was about being near schools when the children were small; by the time they’re looking here, the children may be at boarding school, and the family is either heading back to London or moving further into Sussex.

And once people are in Sussex, they tend to stay. The patterns I see most are families with slightly older children moving to a bigger house with a pool and tennis court in North Marden, East Marden, Trotton or Stedham, or couples downsizing to live within walking distance of a town such as Petersfield, Midhurst, Petworth, Chichester or Arundel.

I recently worked with a couple in Balls Cross, just north of Petworth. Their children had grown up and they were downsizing from a 20-acre property with a pool. Their brief was specific: they wanted to be walking distance to Petworth, or at least on a bus route, so they could still feel connected to a town rather than isolated in the countryside.

Another client, whose family had holidayed in the same Witterings house for generations, eventually stopped driving and felt cut off despite loving the location. We moved her to the edge of Chichester, walking distance to the theatre and galleries, close enough to meet friends for supper without needing a car.

There is also a seasonal international presence centred around Midhurst with an influx of polo patrons, largely Argentinian and also Emirati, between April and September, with ponies wintering locally and significant money flowing into the area as a result. Elsewhere, it’s mostly second-home owners and Londoners after a different pace of life, rather than an international buyer base.

That said, I’d expect it to grow. The sailing crowd tends to gravitate towards Cowes and Sandbanks instead, which have a flashier, more cosmopolitan feel and large seafront houses to match. That’s not really what West Sussex offers, and I’d say that’s part of its appeal. This is more “slightly muddy Land Rover” than “shiny V8.”

Housing Types and Renovation Opportunities in West Sussex

Off-market activity is significant here, and the best properties tend to move quickly, often before they’re formally listed.

Modern housing is rare and tends to come from small, localised developments – such as Kings Drive, built on the site of a former hospital on the outskirts of Midhurst, or the new development on a 10.5-hectare former ICI site just outside Fernhurst.

This is overwhelmingly period-house country: old farmhouses, stone cottages, and the local vernacular – flint and brick banding, Horsham stone, clay tiles, alongside traditional timber-framed houses.

Many of these properties are listed, which means a different planning process, but in my experience, the planners are largely pragmatic rather than obstructive. They understand that many of these houses need updating, and the general principle is for sympathetic renovation, extending to the rear or side, to keep the front facade untouched.

Oak-framed orangeries and generous kitchen extensions to the rear are common and well tolerated – provided they’re in keeping and in line with local planning legislation. What planners are genuinely strict about is any extension that significantly alters the property’s traditional footprint, though they’re increasingly open to eco-friendly materials within that constraint.

The Hidden Delights of West Sussex

Here, you will find genuinely tight-knit communities built around lively independent ventures, rather than chain retail and hospitality. And there’s a lot going on here, if you look closely.

Just outside East Dean, Ides Barn Farm is a working dairy farm with a Milk Hut and café, as well as Punk Padel courts in a former agricultural building. Bring your own bottles and fill them straight from the farm at Buddington Dairy’s milk vending machines.

Gather with friends in the taproom and courtyard at Langham Brewery in Lodsworth, surrounded by countryside, or catch an open-air cinema evening in summer at The Rising Sun in Milland. Meanwhile, arts-lovers descend on Petworth every year for its trio of events – the Petworth Proms, Summer Festival and Literary Festival.

West Sussex is also home to many thriving village shops, which are real community hubs, supporting local growers and producers. Pick up a fresh bean-to-cup coffee alongside your essentials, or a puncture repair kit if you’re on two wheels, at Lodsworth Larder. Milland Stores goes further still, combining local produce with its own café, dry cleaning collections, a postal service and tickets to local events.

The Duke of Cumberland Arms at Henley Common, The Horse Guards Inn in Tillington and The Noah’s Ark Inn at Lurgashall are all highly regarded gastropubs, while The Parsons Table in Arundel holds a hard-earned place in the Michelin guide.

And, as I remind people: Ocado delivers everywhere, Deliveroo works and yes, your phone still gets signal!

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

Katherine Watters is our specialist Partner in the Southern Home Counties

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

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

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.

Is American Money Turning the Cotswolds into the Hamptons?

Posted on by Jessica Jonzen

With American buyers pouring into the Cotswolds, this quintessentially English region is undergoing a striking transformation, Joshua Nelken-Zitser writes for Business Insider. Our Partner, Harry Gladwin, explores what’s driving the influx — and its long-term implications.

Sarah Frances Kelley for The Buying Solution

The wave of high-profile American visitors or residents in the Cotswolds – from Taylor Swift and Ellen DeGeneres to JD Vance – has turned this bucolic stretch of countryside into one of the UK’s buzziest enclaves. Their arrival comes amid a record surge in US visitors and soaring spending across the UK, as wealthy travellers increasingly look to stay, not just holiday. Now, with applications for British citizenship hitting unprecedented highs, our Partner and Head of the Cotswolds, Harry Gladwin, shares his insights with Business Insider on what’s driving the boom.

Read the article 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.

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.

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

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

The True Value of Our Exceptional Network

Posted on by Rosalind Sack

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

Sarah Frances Kelley for The Buying Solution

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

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

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

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

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

Building a Dedicated Team

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

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

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

Beyond the Property

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

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

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

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

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

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

Educational Support

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

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

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

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

Experienced Problem-Solving

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

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

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

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

Harry Gladwin, The Buying Solution

Harry Gladwin is our Head of the Cotswolds

Philip Eastwood, The Buying Solution

Philip Eastwood is our Partner in London


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