Tag: London

Why Soho and Covent Garden Offer a Unique Proposition

Posted on by Rosalind Sack

Vibrant, dynamic and at the cultural and creative heart of London, Soho and Covent Garden offer buyers a unique lifestyle. With significant investment in the area and real value to be found, our Partner in London, Toto Lambert, explains what makes them a compelling alternative to the Prime Central London stalwarts

For buyers drawn to a neighbourhood with energy, culture and personality, few areas of London rival the atmosphere of Soho and Covent Garden. From sweeping piazzas to cobbled courtyards, lively independent restaurants, some of the city’s finest shopping and, of course, the bright lights of the West End’s theatre district, it takes some beating.

Here you can find properties to be lived in – not merely hotel-style suites designed for occasional stays. You’ll find homes where you can entertain, host friends and family, and be within walking distance of the action. And for buyers searching for a pied-à-terre, it offers an exciting, distinctly different lifestyle from a primary home in the country.

The Elizabeth Line now links Tottenham Court Road directly with Paddington and into Berkshire, while Waterloo is a short and pleasant walk, making it easy to travel between central London and countryside homes in Surrey or Hampshire.

While the likes of Chelsea, Notting Hill and Kensington offer timeless appeal for family living, Soho and Covent Garden bring something altogether different: verve and variety. Ideal for couples, singles and – increasingly – empty nesters looking for a London base that feels invigorating, not isolating.

Many of my clients searching in this area fit this profile – still working, often with grown-up children and keen to enjoy the best of the city’s cultural life. One couple that I recently worked with chose to focus their search in this area because of their passion for the theatre. With 39 West End theatres concentrated within a walkable distance, not to mention galleries, museums and the Royal Opera House, this location is a dream for arts lovers. And London’s theatreland is thriving, with record ticket sales last year and fresh investment flooding in. Generous tax incentives here are said to be persuading producers to debut their shows in London rather than Broadway.

Industrial Lofts to Classical Terraces

There are two clear architectural identities in Soho and Covent Garden. In Covent Garden you’ll find elegant, boutique new developments such as Capco’s Floral Court Collection – 31 individually designed homes with balconies and private terraces in the historic Westminster Fire Office building, with incredible views towards the London Transport Museum. These one, two and three-bedroom apartments offer intimacy and charm that is rarely found in more expansive developments such as 190 Strand, on the south side of The Strand, with over 200 residences.

In Soho, you’ll find more industrial, loft-style living such as the prestigious Hat Factory Apartments on Hollen Street. This converted former factory building dating from the 1880s offers contemporary, open-plan, light-filled spaces, private terraces and plenty of history. Soho is also home to handsome Grade II-listed Georgian townhouses, like those on Betterton Street in the Seven Dials Conservation Area and on leafy Soho Square overlooking the central gardens.

Price-wise, there’s genuine breadth – from around £1,600 to £2,700 per square foot. Value is driven by factors such as the presence of concierge services, high specification finishes and private outdoor space, as well as architectural significance and building prestige.

A Sophisticated, Spirited Lifestyle

What truly distinguishes this part of London, though, is the lifestyle that it offers. The iconic home of the defining music and fashion movements of the 1960s and the centre of London’s LGBTQ+ community, Soho continues to pulse with creativity and diversity, edged with a certain flamboyance.

Historic Covent Garden offers a more classical atmosphere and sense of grandeur with its colonnaded Piazza – a market in some form since the mid 1600s – and the Royal Opera House with its beautiful glazed entrance pavilion. Colourful Neal’s Yard adds a splash of the bohemian, while pretty, cobbled Floral Street is renowned for shopping.

Nearly a third of London’s 30 best restaurants, according to The Telegraph this month, can be found in Soho and Covent Garden – including The Devonshire, The French House and Rovi in Soho, and Cora Pearl in Covent Garden.

The area is also seeing robust commercial confidence. Diageo is investing £73 million in a new brewery, restaurant and training academy near Neal Street. Meanwhile, international fashion brands like TALA and Autry have recently made their UK debuts in and around Soho’s famous Carnaby Street – a vote of confidence in its continued relevance and appeal.

Of course, this means that the area is bustling, but there are discreet oases of calm to be found, if you know where to look. Akasha wellbeing club at Hotel Café Royal on Regent Street was awarded England’s Best Hotel Spa at the 2023 World Spa Awards, and the AIRE Ancient Baths in Covent Garden is wonderfully atmospheric.

Why Work with a Buying Agent Here

As with many desirable London neighbourhoods, best in class properties in Soho and Covent Garden are often under the radar and rarely reach the open market. Our experience and networks grant us access and, with the advantage of local insight, we know which pockets offer peace and discretion and who your neighbours might be.

In this market, it pays to look through a ten-year lens and consider a home here as a long-term investment. Whether as a pied-à-terre or as a main residence, considerations like lift access, on-site security and a peaceful position are important to factor in when looking to future-proof your property purchase.

Right now, Soho and Covent Garden offer invigorating appeal, variety and long-term value. For the right buyer, this is an area brimming with opportunity.

Toto Lambert, The Buying Solution Partner, London

Toto Lambert is our Partner in London

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 viticulturalists 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.

Chelsea and Belgravia: the Prime Central London Neighbourhoods to Watch

Posted on by Jessica Jonzen

These two elegant enclaves of central London are enjoying something of a quiet renaissance. And for buyers who are open-minded – and savvy – there’s real opportunity to be found, writes Will Watson, Head of The Buying Solution

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

With the RHS Chelsea Flower Show just around the corner, Chelsea and Belgravia – two of the grande dames of Prime Central London – are looking their botanical best. These are neighbourhoods I know intimately, and lately, I’ve found myself encouraging clients to take a second look.

I’ll say it plainly: these two London enclaves haven’t been in vogue recently. They’ve been somewhat edged out of the spotlight by the likes of Notting Hill, Holland Park and Kensington, where demand has surged post-Covid thanks to their broader layouts, lateral space and larger gardens.

But for those willing to broaden their search, Chelsea and Belgravia currently represent some of the best value we’ve seen in over a decade.

The Price Gap That’s Turning Heads

In today’s market, price per square foot is telling. You can now buy in parts of Chelsea and Belgravia for close to £1,500 per square foot. To put that in context, that’s comparable to what you’d pay in some parts of South West London. For Prime Central London postcodes with internationally recognised names, that’s remarkable.

Why the softness? Quite simply, demand hasn’t been as fierce. While overseas buyers and Brits alike have flocked to buzzy West London hotspots, Chelsea and Belgravia have seen quieter activity. That might sound like a disadvantage – but from a buyer’s point of view, it’s exactly the sort of window of opportunity we look for.

Pavilion Road, Chelsea ©Sarah Frances Kelley
Sarah Frances Kelley for The Buying Solution

Chelsea: Character, Creativity and Enduring Appeal

Few corners of Prime Central London balance polish and personality quite like Chelsea. Stylish without being showy, it manages the elusive feat of feeling both cosmopolitan and neighbourly – a rarity among its ultra-prime peers.

One of Chelsea’s real strengths is its sense of community. Around the garden squares such as Carlyle, Chelsea and Burton Court – residents come together for seasonal events, weekend markets and school holidays. There’s a rhythm to life here that’s genuinely fulfilling and sets Chelsea apart from shinier but more transient enclaves nearby.

Architecturally, Chelsea is a pleasingly eclectic affair. From Georgian and Victorian townhouses to Arts and Crafts gems and Edwardian villas, it offers more variety than you might expect. That mix makes it feel layered and interesting – never sterile.

The King’s Road still hums with energy, albeit more considered than its 1960s heyday. Today’s blend of designer flagships and independent boutiques gives it a retail relevance that continues to draw discerning shoppers. The Duke of York Square fine food market, held every Saturday, is a weekend staple, and the two-year £46 million refurbishment of Sloane Street has brought a welcome gloss to this already prestigious postcode.

But perhaps Chelsea’s most compelling asset is its artistic pedigree. The blue plaques scattered through the neighbourhood read like a Who’s Who of British cultural history. J.M.W. Turner painted marine scenes just off Cheyne Walk. The Pre-Raphaelites – Rossetti, Holman Hunt, Collier – settled here for the light and the company. Bram Stoker, author of Dracula, lived on St Leonard’s Terrace. The Chelsea Arts Club, founded in 1890, became a hub for creative exchange, and by the 1920s the area boasted the highest concentration of professional artists in London. The author of Mary Poppins, P.L. Travers, lived and worked at 50 Smith Street, just off the King’s Road.

And this artistic tradition continued. From the creation of The Beatles’ seminal Sgt. Pepper’s Lonely Hearts Club Band album cover at Chelsea Manor Studios to punk’s genesis on the King’s Road with Vivienne Westwood and Malcolm McLaren. Today, the Saatchi Gallery in Duke of York Square continues to champion new and provocative talent.

Add to that the Royal Court Theatre’s trailblazing programming – most recently Giant, starring John Lithgow, which transferred to the West End – plus proximity to the South Kensington museums, Battersea Park’s green expanse, and a choice of high-performing schools, and Chelsea’s appeal becomes clear. It is that rare thing: a prime London address with genuine soul.

Neville Chamberlain's blue plaque Belgravia ©Sarah Frances Kelley for The Buying Solution
Sarah Frances Kelley for The Buying Solution

Belgravia: Classical Beauty, Renewed Energy

Belgravia, meanwhile, has always been a symbol of timeless London: grand terraces, private garden squares, and a sense of old-world elegance you simply can’t recreate. Once home to Prime Ministers, actors and rock stars, Belgravia’s cultural cachet is still a draw. What’s exciting today is that it’s being subtly revitalised, attracting a younger buyer.

You only need to walk down Motcomb Street – now pedestrianised and full of life – to feel the change. Independent boutiques, refined restaurants such as Michelin-starred Pétrus by Gordon Ramsay and Amaya, as well as destination hotels The Berkeley and The Hari hotel, give it an international energy. Then there’s Elizabeth Street, near Chester Square – regarded as one of the prettiest streets in London – and full of independent boutiques and cosy pubs and restaurants. It’s where you’ll find the Jo Loves flagship store, famed milliner Philip Treacy, and Samantha Cameron’s label Cefinn, as well as Summerill & Bishop for homeware and the Tomtom Cigars and coffee lounge.

Yes, the architecture here can be formal – these are tall, narrow townhouses, many of them listed. But they’re also beautiful. Eaton Square, Belgrave Square, Chesham Place – these are some of the capital’s most iconic addresses. And for those who value heritage, privacy and centrality, Belgravia is hard to beat.

Its location is one of its strongest assets. You’re on the doorstep of Mayfair, Hyde Park, Sloane Street and the West End – and yet, Belgravia remains incredibly serene. It’s perfect for buyers who want classic London with a dash of discretion. It may not shout for attention – but it quietly impresses.

Why Buy Now?

As well as being neighbours, what ties Chelsea and Belgravia together is their current positioning in the market. While other neighbourhoods such as Notting Hill or Kensington have surged in recent years, Chelsea and Belgravia have remained more stable. And that’s where the opportunity lies.

If you’re buying for the long term, these are well-established, globally recognised locations with incredible fundamentals: beautiful architecture, prime positioning, world-class retail and culture. And because they haven’t been in the spotlight recently, they offer genuine value.

Which is Right for You?

If you want quiet grandeur, proximity to the West End, and architectural consistency, Belgravia delivers. If you’re after a neighbourhood atmosphere, variety and a strong community feel, Chelsea has the edge.

They’re not trying to be trendy, and that’s their strength. These are areas that know who they are – and right now, they offer a compelling combination of stability, style and long-term value.

So when clients ask me where to focus their search in Prime Central London today, I often say: don’t follow the noise. Instead, look where the foundations are strongest – and the future still quietly promising. Chelsea and Belgravia might just surprise you.

Will Watson, Head of The Buying Solution

Will Watson is Head of The Buying Solution


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

The Growing ‘Try Before You Buy’ Trend

Posted on by Rosalind Sack

Mark Lawson spoke to Cathy Hawker at the Financial Times about the upsides and potential pitfalls of the growing super-prime property trend to ‘try before you buy’.

This means that some sellers are allowing potential buyers to temporarily move in before committing to buying and Mark comments that it is “an excellent idea for a prospective buyer but requires a leap of faith for vendors.”

He adds: “The buyer gets to live in the house, see how it works, listen to any noises and learn about the area and the neighbours. It gives them excellent insight — while they check out all the negatives. The only upside for the seller, however, is that if the buyer likes it, they tend to commit fully to the purchase.”

Read the article here.

The Rebirth of Iconic Notting Hill

Posted on by Rosalind Sack

As the owners of esteemed Cotswolds members’ club Estelle Manor announce more details about Celeste, its new Notting Hill hotspot planned to open in late 2025, Will Watson spoke to Nicky Rampley-Clarke at The Standard about the rebirth of this iconic postcode.

Unsplash

“We’ve seen firsthand that our clients searching for large family homes at the super-prime level – above £10million – consistently prioritise Notting Hill,” says Will, Head of The Buying Solution. He goes on to talk about the most sought-after streets in the neighbourhood and those that offer greater value.

Read the article here.

The Rise of the London Pied-à-Terre

Posted on by Rosalind Sack

Despite the recent political and economic turbulence, the demand for pied-à-terre properties in London – particularly among international buyers – is higher than ever. Our London specialist, James Burridge, explores which areas of the city offer the best value, how to maximise the benefits of a London pied-à-terre and how to avoid paying over the odds.

London tree-lined street with white mansion houses and red buses
Unsplash

The Labour government’s change in taxation rules for non-UK domiciled individuals and its increased surcharges on second homes has, of course, impacted the market. Yet property in London remains a trophy asset – with buyers still drawn to the city for its world-class lifestyle, its status as a global hub and the unique history that a home here offers.

The Unwavering Appeal of London

We are working with growing numbers of overseas buyers – particularly from America – who are spending more time in London and are looking for a comfortable base in the city for themselves and their families. Buying property in London is no longer seen as a profitable short to mid-term investment in the same way that it once was, thanks to the steep rise in stamp duty, cooling price growth and the wider economic slowdown. That said, with uncertainty comes less competition; there is some fantastic value in the market right now for those with a long-term view. 

This rise in demand for a London pied-à-terre is very much a lifestyle choice; for work, for family, for education, for its culture and connectivity. London is a safe, well-regulated market, which makes it a magnet for buyers who value long-term security.

The US dollar’s strength has further accelerated demand, among American clients as well as dollar-based buyers from the Middle East. I recently worked with an American client whose husband works for a major bank. They are based on the West Coast of the US so it’s a long journey to London and they spend more than just two or three nights at a time here. Previously relying on One Fine Stay when visiting London, they were tired of the transient nature of short-term rentals and wanted something more permanent where they could leave their belongings and immediately feel at home. We brought a lovely flat near Sloane Square, overlooking green space.

Another recent client from America often comes to London to see her daughters – one is in further education here and the other was studying here and has stayed in London to work. We bought a beautiful apartment in Notting Hill to avoid the hassle of booking with the likes of Airbnb every time she visited.

Pied-à-Terre Non-Negotiables

Pied-à-terre buyers want immaculate, turnkey properties. They aren’t interested in tackling a renovation from overseas, particularly on a leasehold apartment. Yet only about 10-20% of the properties we see are immaculate – the rest require significant work, whether that’s updating kitchens and bathrooms, or a complete renovation. This means that buyers either need to be patient or consider expanding their search areas beyond the most in-demand areas of Marylebone, Kensington and Notting Hill, known for its patchwork of communal gardens.

With a clear shortage of immaculate stock at the higher end of the market, it’s imperative that buyers stay ahead of the competition. Our experience and connections ensure that we gain unparalleled access to the very finest homes and 80-90% of the properties that we find for our clients are off-market.

London is seen as a hub and another key prerequisite for many London pied-à-terre buyers is ease of access to Heathrow. The second busiest airport in the world after Dubai, Heathrow is a gateway to Europe and we see many people from America or Asia choosing to stay in London before they travel on into Europe or elsewhere.

We recently worked with a Japanese client who was planning more frequent visits to Europe. We helped him to buy a fantastic apartment in a prestigious London development with easy links to Heathrow to act as his European base.

The Best Value London Pieds-à-Terre

London property prices have dipped since the last peak in 2014 and there is some good value to be had in the market right now – the best we’ve seen in a decade. But the cost of purchase is high and it’s impossible to tell what the political landscape will look like after the next general election in 2029. For now, buyers have to maintain a long-term view; they need to be prepared to hold on to their property for 10 years plus to make a good return on their investment.

While clients are often drawn to well-known areas like Notting Hill, Marylebone and Kensington because of their ease of access to Heathrow and their status, it’s definitely worth exploring further. There is comparatively good value to be had in nearby Sloane Square and Belgravia, which also offer fantastic architecture, good transport links and well-managed buildings with solid infrastructure.

Typically, it takes a year from the start of the search through to completion, in part because there is a shortage of suitable properties. Why? The cost of stamp duty in the UK is a large part of it – a significant 12% for properties over £1.5m, 17% for second properties in that price bracket. Unless you are a needs-based seller who is upsizing or downsizing, divorced or bereaved, there is little motivation to move. The volume of stock shrinks each year as the cost of trading gets higher.

While we are seeing non-doms leaving the UK for the likes of Dubai or Italy in reaction to the Labour government’s new rules, we are seeing many of them holding on to their London property. They may still have children at boarding school here, or they may be biding their time until the next general election when the rules could change again. If they sell now and decide to come back in four years, it’s likely to be a costly move.

Our specialist knowledge of London’s prime residential market not only unlocks access to some of the most exceptional homes before anyone else, but also ensures that you are not overpaying for it. This can make a huge difference in the current climate, as we regularly see people paying vastly inflated prices for a London pied-à-terre.

Not only are we highly experienced, we act with discretion and care to handle all of the intricacies of the buying process in London, wherever you are in the world.

James Burridge, London specialist buying agent at The Buying Solution

James Burridge is our specialist Partner in London.

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

The Essential Ingredients of a Forever Family Home

Posted on by Rosalind Sack

Head of The Buying Solution, Will Watson, speaks to Arabella Youens at The London Magazine about the essential ingredients of a forever family home in London. He discusses our clients’ priorities when looking for a home that will adapt to growing children and shifting priorities for years to come.

Dean Hearne / OWN London

Read the article here (page 45).

Hampstead’s Hidden Gems: A Specialist’s Guide

Posted on by Rosalind Sack

One of the oldest areas in London, Hampstead speaks to both history and modern-day luxury with its sweeping views, architectural elegance and unique cultural backbone. Our North London specialist, Giles Elliott, uncovers what makes this part of the city such a special place to live

London houses next to large pond

I’ve had the privilege of exploring hundreds of houses in Hampstead during the many years that I have worked as both a selling and buying agent in North London. The area’s rich history and architectural pedigree is endlessly fascinating and the people and stories of Hampstead are what make it unique.

I pride myself on knowing every detail of the houses here; from the ceiling height in the living room, to the view from the bedroom, even the noise level – or lack of – in the garden.

When I first start working with a client, I encourage them to go on a driving tour of the area to decipher exactly what they need, where they want to be and the kind of home they are looking for. I really listen to them so I can precisely tailor my search and save them so much time. Even if they’ve already been looking for six months, I can show them areas or streets that they didn’t know existed.

I’ve recently worked with an Australian academic relocating to work at a British university; an English lady who’s downsizing; a Hollywood A-list couple… Every search is very different, but my clients agree that Hampstead is a truly special place to call home.

A Rich History

The name ‘Hampstead’ derives from the Anglo-Saxon ‘Hamestede’ meaning homestead and it is shown as a small farm in The Domesday Book. In the 17th century it emerged as a popular resort for London’s wealthy looking for a retreat outside of the polluted city and it is still surrounded by greenery. 

In those early days, there were just a handful of large merchant’s houses here that would go on to shape Hampstead’s legacy. The oldest of which is Fenton House, now owned by The National Trust, which was built by William Eades in the late 17th century.

Over the next few years eight to ten important houses dotted the landscape; homes for Earls, Lords and landowners who wanted to capitalise on the beauty and seclusion of the area. As the village developed, plots of land were sold off and houses were built for workers or renters, creating the fabric of the area we know today.

Hampstead has long attracted creatives and visionaries and its fascinating museums and exhibition spaces celebrate this heritage. The final home of the founder of psychoanalysis Sigmund Freud on Maresfield Gardens is now the Freud Museum, while the regency villa on Keats Grove where poet John Keats lived is now Keats House museum. There’s Burgh House, the Grade 1-listed Queen Anne house in Hampstead Village, Kenwood House on the edge of the Heath and 2 Willow Road; an innovative Modernist home designed by architect Erno Goldfinger, now owned by the National Trust.

It’s also an eye-spy of English Heritage blue plaques in Hampstead, with 60 of them marking the homes of its famous residents through the years, including composer Arthur Bliss on East Health Road, actor Richard Burton on Lyndhurst Road and artist Kate Greenaway on Frognal.

Man and woman holding toddler boy in the air on large green heath with houses on a hill in the distance

A Wellness Hub

Long before it became a popular destination for actors, writers and musicians, Hampstead was highly regarded for its clean water and fresh air. People from across London, particularly during the plague, flocked to Hampstead’s ancient Heath which is home to a large number of natural springs once believed to have healing powers.

The health benefits of Hampstead’s vast 790-acre Heath are still sought out today, offering tennis and athletics facilities, plenty of walks taking in fantastic views and its outdoor natural bathing ponds – open for brave swimmers year-round. Whenever I take people on a driving tour, I take them to see Judges Walk on the Heath, once a fashionable place for promenading which was painted by John Constable. Nearby is a huge web of fascinating little lanes and cottages – it doesn’t feel like you’re in the middle of London.

A popular pocket of Hampstead is the fantastically-named Vale of Health; a quiet cluster of houses cut into the Heath, which feels almost rural. Charming Victorian homes sit on winding, gravel lanes and many of these houses overlook one of Hampstead’s lesser-known ponds. Although I wouldn’t swim in that one, unless you want a belly full of tadpoles! Novelist and poet D.H. Lawrence lived at 1 Byron Villas on the Vale of Health in 1915 and it’s here that Bridget Jones lives in the latest film, Bridget Jones: Mad About the Boy.

Nearby Well Walk was established in the late 17th century as a public wells and pump room at the source of the Chalybeate Springs. The drinking fountain on Well Walk, at the foot of Wells Passage, commemorates the spa. The artist John Constable famously lived and died at the Grade II* listed number 40 Well Walk. Many of the houses on the street are Grade II listed and any existing original floor tiles, fireplaces and cornicing in these houses make them really special.

Hampstead’s Prettiest Roads

To the East of the village, Downshire Hill is one of the most picturesque roads in Hampstead, lined with Georgian, stucco-fronted cottages that sell for between £4–£8 million. Nearby Gainsborough Gardens, a private crescent around a peaceful communal garden, is another popular location, particularly for families. Many of its large Victorian houses are Grade II listed and were designed and developed by various different architects throughout the late 19th century. Well Walk has huge appeal for its history and beautiful architecture and Keats Grove is another popular road with a rich heritage.

To the West of the village is popular Redington Road, with Victorian houses, some lovely Edwardian Arts and Crafts style houses, even a beautiful new build block of flats. While the Village is hugely popular because of its shops and tube, the further you venture from it, the bigger the gardens. Leafy Templewood Avenue, which runs parallel to Redington Road is also very popular.

For a very different feel, Prospect Place off Holly Walk is magic. Built in 1796, it’s home to four cottages that you can only reach by walking alongside the cemetery. Alongside it is Benham’s Place built in 1813. You won’t find them on the map and you feel like you’re in the middle of the countryside here, despite being so close to the High Street.

Whitewashed traditional pub with hanging baskets with red flowers

Hampstead’s Most Coveted Houses

Not far away is Cannon Place, where you’ll find one of Hampstead’s most famous properties: Cannon Hall, home to a number of magistrates throughout the 1800s. They would hold trials in the billiard room before sending those found guilty down to The Clink. It later became actor Gerald du Maurier’s family home where his daughter, the renowned novelist Daphne grew up. This historic six-bedroom home with a swimming pool and half an acre of land sold for £28 million in 2015.

Tucked behind what was the Old Parish Lock Up, where you can still see the fantastic barred windows built into the garden wall of Cannon Hall, is number 11 Cannon Lane. Built in what was the grounds of Cannon Hall and designed by local architect Edward Greenaway, this is a very funky contemporary house with no stairs – just ramps everywhere.

There are 10-15 large, important, expensive houses full of history in Hampstead and by pure coincidence seven of them are for sale at the moment, which is unheard of. Many of these now sit between houses from all sorts of different periods and architectural styles, which I love. It’s so fascinating to see how this old village has evolved.

One of my favourite Hampstead houses is the Grade I-listed Georgian Romney’s House on Holly Bush Hill. It used to be the assembly hall and there’s a balcony where the speaker addressed the Lords – the first floor has 18ft ceiling heights. It’s phenomenal, I want to buy it! If it was right for a client, I would point it out from day one. George Romney was a famous artist and he lived in the house behind, which is currently for sale for £18m for the first time since 1992. It’s absolutely magical and it was a pleasure to see inside it recently.

If you like antiques and classic cars then Hampstead’s historic houses are for you. I, personally, would only ever buy a period property because I love high ceilings, open fireplaces and character. Buying a historic home here comes with a sense of stewardship and responsibility to protect and preserve its history. You’re the custodian of a slice of London’s history, which is very special indeed.

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

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How to Navigate Rising Service Charges

Posted on by Rosalind Sack

In recent years, service charges have risen dramatically, placing increasing pressure on buyers considering property in Central London. Our vastly experienced Partner Philip Eastwood explains what is driving the rises and how to ensure a sound investment.

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

Service charges on leasehold properties in Central London have risen exponentially in recent years. The Property Institute reports that between 2019 and 2024, the average service charges across the UK increased by 41%, compared with a rising inflation rate of 23% in the same period. In London, service charges typically stand at 24% above the average for England and Wales.

This hike is largely driven by rising energy costs, escalating insurance premiums and the natural ageing of high-specification developments. Buyers who are not attuned to these costs could easily find themselves burdened with unexpectedly high outgoings that far outweigh the standard of services, making the guidance of a specialist buying agent crucial.

Why Service Charges are Increasing

A confluence of factors has created the perfect storm for rising service charges. Many large developments purchase utilities at commercial rather than residential rates, which has led to exponential increases in energy costs. Insurance premiums have also risen, while maintenance expenses continue to grow as buildings age.

Luxury developments that once seemed to offer an attractive lifestyle with impeccable communal areas and amenities such as pools, gyms and concierge services are now seeing the reality of long-term upkeep. A 10- to 15-year-old development requires significant reinvestment, with costs frequently passed on to residents. The result? Service charges that can now represent a staggering percentage of a property’s value.

The impact is particularly noticeable in concierge buildings, where charges have soared, sometimes exceeding 1% of the property’s purchase price annually. Buyers will accept high charges in return for impeccable service and premium facilities; you only have to look at the number of first-class restaurants and hotels in London which are frantically busy despite charging huge amounts. Yet there is an understandable resistance to charges that feel disproportionate to the quality received – and demand for such properties is likely to suffer as a result.

Key Considerations for Buyers

Before committing to a property with a service charge, a meticulous evaluation is essential. Buyers should be asking:

  • Precisely how is the money being spent? A large sinking fund with little reinvestment in the building could indicate a lack of necessary maintenance.
  • Are the facilities worth the cost? A pool or gym might seem appealing, but if it’s ageing and you’re unlikely to use it, or you could become a member of a rather nice gym around the corner instead, is it really worth the substantial ongoing cost?
  • Is there transparency? Many listings provide only vague details about lease length and service charges which are often handled by an external management company, leaving buyers in the dark.

There’s little point in investing heavily in a beautifully refurbished apartment if the building itself is not well maintained – akin to upgrading a luxury suite on a ship that is no longer seaworthy.

Where a Buying Agent Adds Value

Navigating the complexities of service charges requires more than a cursory glance at the figures. With limited transparency from many selling agents, buyers often do not receive the full picture until they are deep into the legal process of the purchase.

We ensure that service charge details are scrutinised from the outset, asking the pertinent questions that others might prefer to avoid and pushing for clear answers. How much of the charge goes to actual maintenance rather than management fees? Are future capital works planned? Are costs likely to rise further?

Too often, service charges are dismissed with a casual ‘it is what it is’– but for buyers, especially those purchasing as an investment, these figures matter. I recently came across a rather nice two-bedroom, 1,200-square-foot apartment in Battersea for a client’s daughter with an annual service charge of £5,000. When added to council tax, utility bills and mortgage payments, the overall financial burden is significant. Such figures are dissuading buyers and will ultimately impact property values.

By engaging with a specialist buying agent, buyers gain an essential advantage. Our ability to dig into the finer details, challenge ambiguous charges and provide informed guidance can make all the difference between securing a sound investment and acquiring a financial liability. In a market where costs are only set to rise, this level of diligence is more important than ever.

Philip Eastwood is our specialist Partner in London

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The Rise of Wellness in Real Estate

Posted on by Rosalind Sack

Wellness now shapes the way we choose to live and where we call home, writes Toto Lambert, The Buying Solution’s specialist Partner in London – and also a yoga teacher and qualified nutritional therapist. Here, she discusses emerging trends and how our expert buying agents can secure exceptional properties designed to elevate the wellbeing of our clients.

Woman in ice bath wearing grey WHOOP health tracker on wrist.
Image: WHOOP

Wellness is big business and the UK is leading the way in Europe, with the industry in this country estimated to be worth over US $223 billion. Evolving into more than just a personal pursuit, wellness has become a defining factor in how we live and where we choose to call home. At the forefront of this movement is the growing demand for properties that support and enhance our sense of wellbeing, reflecting both environmental and technological trends.

For those navigating the complex and competitive property market in London and the Southern Counties, the expertise of a specialist buying agency is invaluable in sourcing homes that cater to these shifting priorities.

The Rise of Wellness Technology in Homes

Wellness tech, from AI-powered wearables to sleep-optimisation devices, has seen a meteoric rise. Tools like WHOOP health monitors, Oura Rings, and devices designed for nervous system regulation are no longer niche accessories; they’ve become lifestyle staples for many.

How we set up our homes to accommodate wellness tech and AI is becoming ever more important. The implication for properties is clear; spaces need to adapt. Homes with integrated smart systems or the potential to incorporate such technologies are in high demand. Whether it’s a bedroom designed for smart sleep tracking or room layouts that allow for unobtrusive tech integration, the modern home is becoming a wellness hub.

Creating a Sanctuary: Environmental Wellness

In tandem with technological trends, there’s a growing emphasis on environmental wellness ­– both within the home and its surrounding environment.

Internally, clients are seeking homes that allow for serene, restorative spaces. Zen dens – tranquil zones designed for digital detox – are replacing the traditional man cave, reflecting a shift towards relaxation and recovery over recreation. Reformer rooms for Pilates or spaces dedicated to Nordic wellness practices like infrared saunas and ice baths are becoming coveted features.

Externally, proximity to green spaces remains a top priority; a demand accelerated by the pandemic that shows no sign of slowing down. Areas such as Hampstead with its famous outdoor swimming ponds on the Heath, Richmond with its 10-acre Ham Lake outdoor pool within a large nature reserve, and neighbouring areas to Hyde Park which houses the Serpentine Lido, are all excellent choices for wellness-oriented buyers.

Wellness by Design: Natural Light, Quiet Spaces and Soundproofing

The design of the property itself plays a crucial role in supporting wellness. A wealth of natural light – essential for mental health and vitality – is a non-negotiable for many buyers. Soundproofed interiors and bedrooms positioned in quieter areas of the home are also in high demand, reflecting a desire to minimise stress and maximise rest. More intimate spaces dedicated to calming pursuits are being carved out; with the likes of flower rooms, listening rooms, even star-gazing rooms growing in popularity. Our extensive network of leading architects and interior designers is uniquely equipped to expertly craft these highly sought-after spaces in any new home.

Freehold homes offer greater flexibility to add bespoke features such as smart saunas, reformer rooms, or dedicated relaxation areas. I have even seen hyperbaric oxygen chambers – favoured by athletes for recovery – installed in private homes. Apartments, meanwhile, are not exempt; balconies are increasingly being adapted for wellness, housing everything from compact ice baths to zen-inspired switch-off areas.

Deer in Richmond Park at sunrise
Image: Unsplash
Location Matters: A Slower Pace and Better Air Quality

Geographical considerations are just as critical. Beyond green spaces, buyers are looking for areas with better air quality, less noise pollution and a village-like feel. Outer London regions such as Richmond (pictured), Wimbledon and Dulwich offer a slower pace of life while retaining easy access to the city’s amenities, and we are expertly-placed to advise on property in these areas.

This trend aligns with a broader desire for wellness on a community scale, with buyers valuing proximity to yoga studios, community saunas and outdoor swimming facilities where they can benefit from a personal connection with others.

How a Buying Agency Adds Value

Navigating the complexities of sourcing a property that supports a holistic approach to wellness requires extensive market expertise and a highly tailored approach. Our specialist buying agents at The Buying Solution have an intimate understanding of both client needs and market dynamics, making us best placed to identify properties that meet exacting wellness criteria.

By understanding the nuances of these trends, we not only save clients precious time but also provide a highly competitive edge in securing properties that might otherwise be overlooked.

Toto Lambert, The Buying Solution Partner, London

Toto Lambert is our specialist Partner in London


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