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

There is no such thing as a ‘perfect’ market

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

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

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

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

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

The best property isn’t about price per square foot

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

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

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

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

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

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

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

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

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

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

Integrity is the real measure of success

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

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

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

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

Will Watson is Head of The Buying Solution

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