London Living
Welcome to CBRE's annual Borough by Borough report. Now in its seventh year, the report combines rigorous research with local market insight to determine the ebbs and flows of real estate across London. Statistics aside, the real-life perspectives that complemented our research brought to life the many strengths that exist within the capital. We hope that this edition of Borough by Borough provides an insightful walk through London, and informs and inspires your buying or rental decisions in this outstanding city. Click on the map to read our top tips and market insight on a borough level or click here to see London as a whole.
Compare across boroughs
Average house price
Average rent, 2-bed
Number of 'Outstanding' Primary Schools
Average Internet Download Speed (Mbps)
Number of Shops
Number of Museums
Number of Restaurants and cafes
Camden
Average house price
Average rent, 2-bed
Number of 'Outstanding' Primary Schools
Average Internet Download Speed (Mbps)
Number of Shops
Number of Museums
Number of Restaurants and cafes
Camden
PROPERTY MARKET
£837K
£2,275
3%
9%
Average house price
Average rent
Average yield
Price Growth Over Last 5 Years
19%
Price Growth 5-year Forecast
-4%
Rental Growth Over Last 5 Years
15%
Rental Growth 5-year Forecast
LIFESTYLE
18
'Outstanding' primary schools
381
Restaurants and Cafes
1,147
Number of Shops
OVERVIEW
Never one to blend in with the crowd, Camden is a borough of quirks and the unconventional. It is home to the city’s largest student population and possesses some of the highest house prices in the capital. Stretching from Highgate and Hampstead Town in the north to Holborn in the south, every pocket of the borough has an individual charm.
FUN FACT
London Zoo opened in 1828, making it the oldest scientific zoo in the world.
Camden is the heart of London’s food and culture scene, with plenty of restaurants and bars offering a range of world cuisines, colourful cocktails, artisan gin and craft beers. Never be bored with an abundance of museums, sports facilities and of course London Zoo. Not to mention Camden Town, which is famous for its market brimming with weird and wonderful pop-ups, shops and live music events, a firm favourite for tourists, teenagers and punks alike.
Legend
800k-1.3M
700-799k
600-699k
500-599k
400-499k
300-399k
Average house price
Legend
67 Mbps
44-48 Mbps
41-43Mbps
39-40 Mbps
35-38 Mbps
<35 Mbps
Average rent, 2-bed
Legend
£5600
£3000-3999
£2000-2999
£1500-1999
£1300-1499
£1000-1299
Average Internet Download Speed (Mbps)
Legend
6k
1.5-2k
1-1.5k
700-900
400-700
£1000-1299
Number of Shops
Legend
2k
800
300-500
200-300
100-200
<100
Number of Restaurants and Cafes
Legend
33-47
17-22
10-12
7-9
3-6
0-2
Number of Museums
Legend
38
27-33
21-25
18-20
12-17
1-5
Number of "Outstanding" Primary Schools
Barking and Dagenham
Barnet
Bexley
Brent
Bromley
City of London
Croydon
Ealing
Enfield
Greenwich
Hackney
Hammersmith and Fulham
Haringey
Harrow
Havering
Hillingdon
Hounslow
Islington
Lambeth
Kensington and Chelsea
Kingston upon Thames
Lewisham
Merton
Newham
Redbridge
Southwark
Richmond Upon Thames
Sutton
Tower Hamlets
Waltham Forest
Wandsworth
Westminster
Barking and Dagenham
PROPERTY MARKET
£302K
Average house price
£1,350
Average rent
5%
Average yield
40%
Price Growth Over Last 5 Years
11%
Price Growth 5-year Forecast
6%
Rental Growth Over Last 5 Years
7%
Rental Growth 5-year Forecast
LIFESTYLE
5
'Outstanding' Primary Schools
64
Restaurants and Cafes
456
Number of Shops
Barking and Dagenham may be London's best connected borough; it has excellent links to central London, but with Crossrail and the London Overground due to go to Barking Riverside, connections are set to get even better! At the weekends I love to visit Myesbrook Park for a stroll and the Broadway for some theatre.
- Ed Hollest,
Development Consultancy
OVERVIEW
Barking and Dagenham exhibits a rich history combined with a clear vision for the future. Home to the second-oldest Abbey in England, the borough prides itself on combining old and new, with more than 30 listed buildings intertwined within an array of new developments. As one of six host boroughs for the 2012 London Olympics, Barking and Dagenham continues to build upon the legacy of the Games by generating a clean, safe and healthy community. Comprising circa 25 parks and open spaces, this East London borough is not only meeting targets, it is thriving.
An area with acute awareness of sustainability, Barking and Dagenham council launched its own greener energy company in 2019, Beam Energy, to provide its residents with cheaper and 100% green electricity. Further to this, the borough now occupies a Green Garden Waste service which enables residents to satisfy their personal environmental goals. Not least, Dagenham’s London Sustainable Industries Park hosts the UK’s largest cohort of environmental industries and technologies, highly attractive to investors and a hub for green jobs.
FUN FACT
Barking Abbey is the second oldest abbey in England. It served as William the Conqueror’s headquarters while the Tower of London was under construction.
Barnet
PROPERTY MARKET
£515K
Average house price
£1,350
Average rent
3%
Average yield
14%
Price Growth Over Last 5 Years
15%
Price Growth 5-year Forecast
9%
Rental Growth Over Last 5 Years
13%
Rental Growth 5-year Forecast
LIFESTYLE
38
'Outstanding' primary schools
452
Restaurants and Cafes
2,150
Number of Shops
OVERVIEW
Barnet is a haven for homeowners seeking the best of both worlds, the buzz of city living but on the doorstep of tranquil countryside. It is no wonder that Barnet is the most populous London borough. Occupying 33 square miles spanning from Edgeware to High Barnet and from Brunswick Park to Childs Hill, this North London borough offers a large area of open space along with plentiful cafes, restaurants and shops to enjoy.
This high-achieving borough is in high demand for young families wanting to settle down which is unsurprising housing more than 40 ‘outstanding’ schools combined with an abundance of sports facilities.
FUN FACT
Barnet has the oldest tree in London (2000 years old — in St Andrew's churchyard in Totteridge).
Bexley
PROPERTY MARKET
£346K
Average house price
£1,250
Average rent
3%
Average yield
31%
Price Growth Over Last 5 Years
26%
Price Growth 5-year Forecast
18%
Rental Growth Over Last 5 Years
14%
Rental Growth 5-year Forecast
LIFESTYLE
13
'Outstanding' primary schools
125
Restaurants and Cafes
686
Number of Shops
OVERVIEW
Bexley has been a popular location for people to work and live for generations not only due to its good transport links but also for the town and village centres and riverside views. The planned opening of the Elizabeth Line to Abbey Wood will halve journey times to Canary Wharf to just over ten minutes, perfect for commuters, and this has coincided with the regeneration of the neighbourhood which is boosting employment and local facilities.
As well as Bexley’s outstanding connectivity, over one third of the borough is open space including large parks, woodland and nature reserves, with Kent’s rolling hills in easy reach.
Danson Park is often thought of as the finest green space in the borough and is blessed with a beautiful lake and nature reserve.
FUN FACT
Author Roald Dahl and singer Kate Bush both lived in Bexley. Bush was born in Bexley Maternity Hospital on the 30th July 1958.
Brent
PROPERTY MARKET
£503K
Average house price
£1,400
Average rent
3%
Average yield
12%
Price Growth Over Last 5 Years
15%
Price Growth 5-year Forecast
3%
Rental Growth Over Last 5 Years
10%
Rental Growth 5-year Forecast
LIFESTYLE
16
'Outstanding' primary schools
271
Restaurants and Cafes
1,468
Number of Shops
OVERVIEW
It is no surprise Brent is known as one of London’s best commuter boroughs, with 21 Overground and Underground stations. Flanked by seven other boroughs, it is hard to come by a more connected location, which is partly why it attracts swarms of renters and buyers.
This northwest London borough is one of the most ethnically diverse local authorities in the UK, offering a mosaic of culture. Home to Britain’s first authentic Hindu temple, the Swaminarayan Mandir, in most years Brent hosts a Dance Month festival in celebration of its multicultural communities.
FUN FACT
Wembley is the world's biggest covered football stadium, and State Cinema was the largest cinema in Europe at its time of opening in 1937.
Bromley
PROPERTY MARKET
£428K
Average house price
£1,250
Average rent
3%
Average yield
18%
Price Growth Over Last 5 Years
26%
Price Growth 5-year Forecast
10%
Rental Growth Over Last 5 Years
14%
Rental Growth 5-year Forecast
LIFESTYLE
27
'Outstanding' primary schools
217
Restaurants and Cafes
1,050
Number of Shops
OVERVIEW
Just half an hour from central London but with more green space than any other London borough, it’s little wonder why Bromley is an easy choice for city professionals and young families looking for a life outside Zone 1 and a taste of the countryside. The beautiful home counties of Kent, Surrey and Sussex are in easy reach with no less than 26 railway stations within the borough.
Dina Asher-Smith, the nation’s Olympic hero, was born and bred here and no doubt made the most of the 900-plus leisure facilities Bromley has to offer. There are an impressive 27 ‘outstanding’ primary schools, so a no-brainer for young families, along with local attractions including the Chislehurst Caves, Kelsey Park and Church House Gardens.
FUN FACT
Chislehurst Caves have been used as a film set for Doctor Who, and a music venue for The Rolling Stones and Jimi Hendrix.
City of London
PROPERTY MARKET
£814K
Average house price
£1,784
Average rent
3%
Average yield
5%
Price Growth Over Last 5 Years
14%
Price Growth 5-year Forecast
30%
Rental Growth Over Last 5 Years
7%
Rental Growth 5-year Forecast
LIFESTYLE
1
'Outstanding' primary schools
804
Restaurants and Cafes
1,878
Number of Shops
OVERVIEW
One of the world’s leading capital markets with great connections to other global financial centres in a convenient time-zone, the City of London has it all. It is little wonder why over 500,000 professionals choose to work here. The City is home to 24,000 businesses, 1,000 of which were new start-ups in 2019, resulting in this small but mighty borough contributing a mammoth £69bn to the UK’s national income. But this is far more than a corporate cluster: some 10,000 residents have chosen to live right here in the heart of London.
Popular for high-income professionals looking for pieds-à-terres close to the office, residential property is in short supply, and prices reflect this. Aside from its short commute time, the City is a shopper’s dreamland, with ample designer boutiques and luxury goods, and an array of markets offering something for everyone.
FUN FACT
The City of London was founded by the Romans between AD 43 and 50. More than 300,000 people come to the City to work every day.
Croydon
PROPERTY MARKET
£368K
Average house price
£1,150
Average rent
4%
Average yield
27%
Price Growth Over Last 5 Years
9%
Price Growth 5-year Forecast
9%
Rental Growth Over Last 5 Years
6%
Rental Growth 5-year Forecast
LIFESTYLE
27
'Outstanding' primary schools
293
Restaurants and Cafes
1,566
Number of Shops
OVERVIEW
It may be one of the most affordable areas to buy a house in London, but this exciting south London borough is also unrivalled for competitive returns – prices here have risen a staggering 82% in the last decade. This is thanks to a £5.25bn investment, a welcomed boost in becoming a thriving must-visit destination.
Croydon is a no-brainer for commuters; it is only 30 minutes from central London and home to a jaw-dropping 42 rail and tram links for residents to choose from. This vibrant, bustling town offers all the benefits of living in London without the high costs.
FUN FACT
London's first airport (now defunct) was the Croydon Aerodrome, constructed in 1915.
Ealing
PROPERTY MARKET
£468K
Average house price
£1,600
Average rent
3%
Average yield
13%
Price Growth Over Last 5 Years
17%
Price Growth 5-year Forecast
7%
Rental Growth Over Last 5 Years
8%
Rental Growth 5-year Forecast
LIFESTYLE
17
'Outstanding' primary schools
225
Restaurants and Cafes
1,076
Number of Shops
OVERVIEW
The London borough of Ealing is surprisingly well connected both over and underground which will be further upgraded when the Elizabeth Line swings into action. This leafy West London borough is laced with Victorian and Edwardian streets which tell a story of a community rich in history.
Home to the world’s oldest film studio and birthplace of the Rolling Stones, Ealing has long been the epicentre for the entertainment community. And it continues to host some of the world’s best names at its comedy clubs, including the Healing Comedy Club and Ha Bloody Ha, while its annual jazz festival is a favourite for music enthusiasts in and beyond London.
FUN FACT
Mick Jagger and Keith Richards first met Brian Jones at the Ealing Jazz Club in 1962, and the Rolling Stones were born.
Enfield
PROPERTY MARKET
£393K
Average house price
£1,350
Average rent
3%
Average yield
25%
Price Growth Over Last 5 Years
23%
Price Growth 5-year Forecast
12%
Rental Growth Over Last 5 Years
12%
Rental Growth 5-year Forecast
LIFESTYLE
20
'Outstanding' primary schools
146
Restaurants and Cafes
850
Number of Shops
OVERVIEW
This North London neighbourhood has no less than 900 hectares of parks and open spaces, making it somewhat of a haven for its residents, and its 27-mile New River Loop is the longest length of river corridor in London. Impressive for a borough that doesn’t border the Thames. Making the most of its waterside links: the huge Meridian Water project has already turned tides with a wealth of new homes and jobs.
There are endless sporting opportunities in Enfield including the mixed-use QE11 Stadium which was once an athletics track used by the likes of Sebastian Coe, Daley Thompson and Linford Christie, three major British Olympic athletes. It is also an area that’s rich with education and with three of Middlesex University’s campuses, Enfield is a favourite for domestic and international students. There are 26 ‘Outstanding’ schools here, and Enfield’s renowned Chicken Shed Theatre group is the largest in Europe.
FUN FACT
The 15th C Rose & Crown Pub in Enfield was once owned by the dangerous highwayman Dick Turpin's Grandfather Mr Mott. Dick is alleged to have hidden in the pub to avoid capture, and some believe his ghost still haunts the pub today.
Greenwich
PROPERTY MARKET
£388K
Average house price
£1,400
Average rent
3%
Average yield
26%
Price Growth Over Last 5 Years
11%
Price Growth 5-year Forecast
6%
Rental Growth Over Last 5 Years
11%
Rental Growth 5-year Forecast
LIFESTYLE
24
'Outstanding' primary schools
116
Restaurants and Cafes
610
Number of Shops
OVERVIEW
Despite being one of London’s newest boroughs, Greenwich has an enviable history. This riverside neighbourhood has been the centre of world time for the last 135 years, and proudly hosts a myriad of landmarks and attractions that keep it living up to its UNESCO World Heritage Site title.
There’s so much here to keep people entertained. The restored tea clipper the Cutty Sark is a firm favourite for maritime history enthusiasts, while the Royal Museums present the Prime Meridian Line, timepieces, celebrated artworks and a coat that once belonged to famed Royal Navy admiral and former Greenwich resident, Lord Horatio Nelson.
FUN FACT
London's first ever steam railway linked Greenwich with London Bridge in 1838.
Hackney
PROPERTY MARKET
View full borough data
£582K
Average house price
£1,820
Average rent
3%
Average yield
18%
Price Growth Over Last 5 Years
21%
Price Growth 5-year Forecast
8%
Rental Growth Over Last 5 Years
13%
Rental Growth 5-year Forecast
LIFESTYLE
21
'Outstanding' primary schools
164
Restaurants and Cafes
767
Number of Shops
OVERVIEW
Hackney is a regeneration success story. A former industrial quarter, Hackney has now blossomed into a vibrant community of creatives, the foundation of the mass of cool coffee shops, vintage clothing stores and happening nightlife.
Truly adored by its long-time residents, the large-scale gentrification has attracted many new ones, bringing a wealth of new companies and start-ups to the area. Bordered by Newham and Islington to the east and the west, Hackney rubs shoulders with Haringey and Waltham Forest to the north, and Tower Hamlets and the City in the south. But Hackney itself is the place to be.
FUN FACT
Guy Fawkes' Gunpowder Plot was discovered in 1605 in Hoxton, in the form of an anonymous letter to Lord Monteagle instructing him to avoid Parliament.
Hammersmith and Fulham
PROPERTY MARKET
View full borough data
£703K
Average house price
£1,850
Average rent
3%
Average yield
-4%
Price Growth Over Last 5 Years
11%
Price Growth 5-year Forecast
7%
Rental Growth Over Last 5 Years
10%
Rental Growth 5-year Forecast
LIFESTYLE
19
'Outstanding' primary schools
368
Restaurants and Cafes
1,639
Number of Shops
OVERVIEW
Sandwiched between juggernaut neighbours, Brent, Ealing, Hounslow, Richmond, Wandsworth, and the affluent Kensington and Chelsea, the London borough of Hammersmith and Fulham is anything but understated. This small but mighty borough is remarkably diverse, a perfect blend of ethnicities and cultures making this borough an enviable community with something for everyone.
Westfield in White City is a shopper’s paradise, and with more than 300 stores, residents can fulfil their retail therapy needs right on their doorstep. Here, the BBC’s former Television Centre has bloomed into Soho House’s latest venture, boasting a multi-screen cinema, rooftop swimming pool and luxury hotel alongside new apartments.
FUN FACT
In 1908, the Olympics were meant to be held in Italy, but they were moved to White City at short notice due to an eruption of Mount Vesuvius.
Haringey
PROPERTY MARKET
View full borough data
£544K
Average house price
£1,500
Average rent
3%
Average yield
21%
Price Growth Over Last 5 Years
15%
Price Growth 5-year Forecast
3%
Rental Growth Over Last 5 Years
11%
Rental Growth 5-year Forecast
LIFESTYLE
19
'Outstanding' primary schools
242
Restaurants and Cafes
1,155
Number of Shops
OVERVIEW
Regarded as a borough of contrasts, Haringey's western fringe is home to some of the wealthiest postcodes in the country, in areas such as Highgate, Muswell Hill and Crouch End, yet it is also home to areas in need of a bit of TLC. From dense woodland in the west, to lowland flats alongside the River Lea to the east, Haringey has a diverse landscape in keeping with its. This is also reflected in a multitude of independent shops and longstanding local institutions.
A quarter of the borough is made up of open land, with locals spoilt for choice for parkland and playing fields at Highgate and Queens Wood. Hampstead Heath is on the doorstep of Highgate Village, where residents enjoy their Sunday lunch ritual at The Flask, and the Spaniard’s Inn for a post-stroll pick-me-up.
FUN FACT
In 1857 Finsbury Park was opened as Britain's first public park. There are hundreds of children's playgrounds in the borough, with over 200 swings available.
Harrow
PROPERTY MARKET
View full borough data
£447K
Average house price
£1,400
Average rent
3%
Average yield
18%
Price Growth Over Last 5 Years
20%
Price Growth 5-year Forecast
2%
Rental Growth Over Last 5 Years
7%
Rental Growth 5-year Forecast
LIFESTYLE
23
'Outstanding' primary schools
154
Restaurants and Cafes
793
Number of Shops
OVERVIEW
Harrow residents have the best of both worlds. A suburban oasis that sits on the brink of the Chilterns, Harrow’s bustling tube and mainline train stations ensure constant connectivity to the City and beyond.
It may have the third highest number of millionaires of London's boroughs, but Harrow has become something of a failsafe for buyers looking to bag quality housing at a good price.
And the changing landscape is proof of this, as high-end and affordable developments continuously soar up in readiness for would-be residents who have eyed its potential.
Rich with history, the buildings and landmarks nestled amongst Harrow’s ample greenbelt paint just part of its story, from the moated Headstone Manor to the Tithe Barn and Julius Caesar’s very own pond at Brockley Hill.
FUN FACT
Caesar's Ponds are manmade pools where Julius Caesar took his army for water in Roman times. Legend also has it that Boudicca and her rebel army camped here, drinking from the ponds.
Havering
PROPERTY MARKET
View full borough data
£371K
Average house price
£1,200
Average rent
3%
Average yield
34%
Price Growth Over Last 5 Years
17%
Price Growth 5-year Forecast
17%
Rental Growth Over Last 5 Years
11%
Rental Growth 5-year Forecast
LIFESTYLE
13
'Outstanding' primary schools
150
Restaurants and Cafes
745
Number of Shops
OVERVIEW
Residents of Havering aren’t shy to boast about their treasured stomping ground, much like their Essex neighbours. The hubbub of Romford, Upminster or cosmopolitan Brentwood, are pleasantly hemmed by rolling hills, giving locals the best of both city and rural living. Encompassed by Bexley, Redbridge, Barking and Dagenham and Essex itself, Havering is one of the greenest places to be in London. Well over half of the borough is open space, and there are over a staggering 400 sports facilities to choose from.
Unreflective of the borough’s beauty and charm, house prices are well below the London average, but the savvy buyers who have wisely invested in this borough have been rewarded by strong and consistent returns, which will no doubt continue. Life here centres around Romford, a vibrant market town with no less than four shopping centres and an outdoor market that is stocked to the brim with bargains.
FUN FACT
Romford Market is 772 years old, having first run in 1247.
Hillingdon
PROPERTY MARKET
View full borough data
£411K
Average house price
£1,295
Average rent
3%
Average yield
24%
Price Growth Over Last 5 Years
15%
Price Growth 5-year Forecast
2%
Rental Growth Over Last 5 Years
9%
Rental Growth 5-year Forecast
LIFESTYLE
18
'Outstanding' primary schools
151
Restaurants and Cafes
928
Number of Shops
OVERVIEW
London’s most westerly borough, and second largest, is home to Heathrow Airport, giving residents of Hillingdon easy access to European weekend pit-stops and adventures further afield. For those preferring a stay-cations, Hillingdon is near major motorways connected it to the rest of the UK.
This borough is well-connected to both central London and the rest of the country with 15 Underground and seven railway stations. Hillingdon boasts endless open space and more ‘Green Flag’ land than any other borough. Colne Valley Regional Park hosts breath-taking lakes and wildlife trails, and the Ruislip Lido has its very own beach.
FUN FACT
In October 2008, Hillingdon opened the UK's first playground designed specifically for disabled children.
Hounslow
PROPERTY MARKET
View full borough data
£419K
Average house price
£1,550
Average rent
3%
Average yield
21%
Price Growth Over Last 5 Years
21%
Price Growth 5-year Forecast
9%
Rental Growth Over Last 5 Years
14%
Rental Growth 5-year Forecast
LIFESTYLE
22
'Outstanding' primary schools
174
Restaurants and Cafes
850
Number of Shops
OVERVIEW
Stretching from Chiswick in the East to the Surrey border in the west, Hounslow is real jewel of outer London. It’s only a stone’s throw away from Heathrow Airport, meaning a whole host of multinational brands choose to have bases here. Hounslow prides itself in being highly diverse, more so than its neighbouring boroughs, bringing a vibrant mix of cultures together to form a cohesive community. There are a number of Underground stations on the Piccadilly Line and several railway stations with just 40 minutes travel time by train to Waterloo. Not least it is in easy reach of the tech-heavy M4 corridor, an area bursting with opportunity.
Chiswick is somewhat of a celebrity in the borough, with river-fronted bars and Michelin-starred restaurants it is no wonder it is a popular spot for both locals and visitors. Hounslow is a family-orientated borough, however, it its attracting more and more young professionals. Hounslow doesn’t fall short on entertainment, it offers an admirable selection of restaurants, bars, and shops, and is even home to a staggering five stately homes. In terms of green space, Hounslow is lucky enough to have 15 ‘Green Flag’ parks including the multi-award winning Bedfont Lakes Country Park. And for something a little different, Hounslow Urban Farm in Feltham is particularly popular for families with young children.
FUN FACT
The Native American Pocahontas stayed in Brentford in 1616.
Islington
PROPERTY MARKET
View full borough data
£681K
Average house price
£1,821
Average rent
3%
Average yield
5%
Price Growth Over Last 5 Years
21%
Price Growth 5-year Forecast
2%
Rental Growth Over Last 5 Years
15%
Rental Growth 5-year Forecast
LIFESTYLE
12
'Outstanding' primary schools
315
Restaurants and Cafes
1,079
Number of Shops
OVERVIEW
It may be London’s second smallest borough, but Islington is jam-packed full of diversity and culture. This lively borough is only four miles from central London, attracting a raft of young professionals and new and exciting start-ups and tech businesses. The ‘Silicon Roundabout’ at Old Street and Farringdon have become business hubs in recent years. This is no surprise, being well-connected with three Underground lines, Victoria, Piccadilly and Northern.
Islington is rich in culture, especially with its famous selection of mouth-watering restaurants. Upper Street is has an array of vibrant independent restaurants such as Ottolenghi and Oldroyd together with casual dining options like Byron Burger and GBK. Traditional watering holes such as The Hope and Anchor stand alongside trendy Smiths of Smithfield and Little Bat for those post-work cocktails.
FUN FACT
Islington was the site of the UK's first gay rights demonstration in 1970.
Kensington and Chelsea
PROPERTY MARKET
View full borough data
£1,377K
Average house price
£2,712
Average rent
2%
Average yield
-3%
Price Growth Over Last 5 Years
21%
Price Growth 5-year Forecast
10%
Rental Growth Over Last 5 Years
14%
Rental Growth 5-year Forecast
LIFESTYLE
19
'Outstanding' primary schools
437
Restaurants and Cafes
1,809
Number of Shops
OVERVIEW
As London’s smallest borough, it is truly remarkable how much life and zest this borough brings to the table. From Chelsea’s breathtakingly beautiful riverfront to Kensington’s sophisticated residential roads, this borough oozes exclusivity. During the summer months, the river comes to life with rowers and boaters, and waterside verandas are teaming with merrymakers. Kensington streets are lined with quintessentially British designer boutiques and excellent eateries for those with expensive taste. Renowned for its wealthy residents, multi-million pound properties and prestigious schools, the borough is also rich in culture and community.
Home to the iconic V&A Museum, Royal Albert Hall and the Natural History museum, along with the Design Museum and Saatchi Gallery. The borough also hosts the legendary Notting Hill Carnival, Europe’s largest street festival, celebrating Caribbean and black cultures. Not to mention the world-class Imperial College London university which attracts a vibrant student population. This small but mighty borough offers a choice of highly sought-after properties which span from quirky pastel-coloured houses in Notting Hill to Parisian-chic apartments in Knightsbridge.
FUN FACT
The Notting Hill Carnival is the largest street party in Europe.
Kingston upon Thames
PROPERTY MARKET
View full borough data
£491K
Average house price
£1,400
Average rent
3%
Average yield
16%
Price Growth Over Last 5 Years
22%
Price Growth 5-year Forecast
-2%
Rental Growth Over Last 5 Years
14%
Rental Growth 5-year Forecast
LIFESTYLE
16
'Outstanding' primary schools
166
Restaurants and Cafes
737
Number of Shops
OVERVIEW
Wander along the leafy riverside promenade to the western side of the borough, you’ll be presented with a vast array of bars and restaurants. Kingston upon Thames is a favourite for families wanting to upsize without the high prices of nearby Richmond and Wimbledon and access to a fantastic collection of ‘good’ and ‘outstanding’ schools. It is also popular for students studying at Kingston University. Well-served by railway stations and just 25 minutes from London Waterloo, it is perfect for commuters seeking a quieter lifestyle whilst keeping a glimpse of the city bustle in the market town itself and down the pub-lined river to Surbiton.
This wholesome suburban enclave is rich in retail, including the highly successful Bentall Shopping Centre which has 600,000 square feet of high street and high-end shops and restaurants. For the foodie residents, Kingston’s daily market and Surbiton Farmers’ Market offers a unique range of luxurious game and cheeses, homemade cakes and jams and not forgetting large dose of community spirit for the cherry on top.
FUN FACT
Kingston upon Thames is home to the Coronation Stone, which was used to crown the first King of England (King Athelstan) in 925 AD.
Lambeth
PROPERTY MARKET
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£533K
Average house price
£1,800
Average rent
3%
Average yield
15%
Price Growth Over Last 5 Years
12%
Price Growth 5-year Forecast
4%
Rental Growth Over Last 5 Years
7%
Rental Growth 5-year Forecast
LIFESTYLE
33
'Outstanding' primary schools
344
Restaurants and Cafes
1,151
Number of Shops
OVERVIEW
Lambeth is sandwiched between Southwark, Wandsworth and Croydon, and as one of London’s more elongated boroughs it is brimming with micro-cultures and communities. Stretching from Southbank, home to the landmark London Eye and OXO Tower, to family-friendly Streatham in the south, you will struggle to find a more diverse London borough. Lambeth is the fourth most densely populated area in Britain, which is expressed in an abundance of different cultures and characters. Starting in the north, you’ll find plenty of sophisticated professionals enjoying the bright lights and metropolitan atmosphere.
Vauxhall and Oval offer the best of both worlds and one for the cricket lovers. Further south, trendy Clapham and Brixton are the places to be for the twenty-something professionals with big social agendas. POP Brixton and Brixton Village Market offers vibrant and imaginative street food and Clapham High Street is lined with both independent bistros and long-standing favourites. The gigantic Clapham Common comes alive in the summer months with joggers, sports teams and picnickers alike, whilst Streatham at the most southerly point offers a more affordable and laid-back lifestyle for its residents. There is truly something for everyone in Lambeth.
FUN FACT
Lambeth is home to the Herne Hill Velodrome, which opened in 1891 and is still a key UK hub for track cycling.
Lewisham
PROPERTY MARKET
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£434K
Average house price
£1,350
Average rent
3%
Average yield
24%
Price Growth Over Last 5 Years
17%
Price Growth 5-year Forecast
6%
Rental Growth Over Last 5 Years
13%
Rental Growth 5-year Forecast
LIFESTYLE
25
'Outstanding' primary schools
185
Restaurants and Cafes
1,107
Number of Shops
OVERVIEW
Nestled between the big-shot Greenwich and Southwark, it is easy to forget about this understated borough. Lewisham has a charming mix of young, creative communities and family neighbourhoods. The contrast of urban high-rises and residential Victorian dwellings is a symbol of its chequered past. Lewisham’s potential is beginning to be recognised and the area has flourished into a modern, up-to-the-minute Zone 2 district.
As one of the most affordable places to buy in London, it is popular with young professionals and students. With extraordinary house price growth of 92% over the last ten years, strong returns are likely to be on the cards too. For the best dining spots, head to New Cross, Brockley and Deptford where you’ll find a constant stream of new trendy bars and restaurants. The must-visit Street Feast Model Market in Brockley is a haven for melt-in-your-mouth world cuisines. Home to Goldsmiths, University of London, New Cross brings another dimension of activity with quirky cafes and up-and-coming galleries and exhibitions.
FUN FACT
Blackheath Fireworks take place every year and it is the largest single free fireworks display in London.
Merton
PROPERTY MARKET
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£530K
Average house price
£1,350
Average rent
3%
Average yield
16%
Price Growth Over Last 5 Years
13%
Price Growth 5-year Forecast
-6%
Rental Growth Over Last 5 Years
9%
Rental Growth 5-year Forecast
LIFESTYLE
14
'Outstanding' primary schools
92
Restaurants and Cafes
481
Number of Shops
OVERVIEW
Escape the city chaos and head down to Merton to find peaceful open space and family-friendly housing, much like the Home Counties but with speedy connections to central London. Merton is landlocked between Kingston, Sutton, Croydon, Lambeth and Wandsworth and is the only London borough to be served by Tube, rail and tram services. It is also conveniently close to the A3 linking London to the South East.
There is much more to Merton than good transport links: it is home to the All England Lawn Tennis Club hosting the world-famous Wimbledon Championships bringing a flux of visitors and energy to the area in the summer. Buzzy pubs, bars and restaurants can also be found in Wimbledon, but if peace and tranquillity is more your thing then Mitcham is your best bet. Merton is known for its excellent collection of good schools and Wimbledon Common offers 460 hectares of green space; it is no wonder why it is a firm favourite for families.
FUN FACT
The founder of Liberty store, Arthur Liberty, started his business by hand-printing fabric here.
Newham
PROPERTY MARKET
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£374K
Average house price
£1,500
Average rent
4%
Average yield
32%
Price Growth Over Last 5 Years
13%
Price Growth 5-year Forecast
10%
Rental Growth Over Last 5 Years
9%
Rental Growth 5-year Forecast
LIFESTYLE
30
'Outstanding' primary schools
196
Restaurants and Cafes
1,602
Number of Shops
OVERVIEW
The legacy of the 2012 Olympic Games has done wonders for this north east London borough which was historically an industrial and manufacturing hub. Home to the Olympic Park complete with the London Stadium, the Games brought an abundance of investment and employment opportunity which has in turn transformed Newham into a hotspot for tourism and new business.
Visitors and residents are spoilt for choice when it comes to sporting facilities including the London Aquatics Centre, London Olympic Stadium and Queen Elizabeth’s Park. Beyond the borough’s sporting excellence, Newham also boasts Europe’s largest shopping centre, Westfield Stratford City Shopping Centre, with some 350 shops and restaurants and London’s biggest casino. Just five miles east of the City, Newham is very well-connected with the Hammersmith & City, District and Jubilee lines as well as the DLR.
FUN FACT
Royal Docks used to be the central hub for trade as the world's largest shipping docks.
Redbridge
PROPERTY MARKET
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£416K
Average house price
£1,400
Average rent
3%
Average yield
30%
Price Growth Over Last 5 Years
22%
Price Growth 5-year Forecast
6%
Rental Growth Over Last 5 Years
10%
Rental Growth 5-year Forecast
LIFESTYLE
24
'Outstanding' primary schools
152
Restaurants and Cafes
855
Number of Shops
OVERVIEW
A perfect mix of village and city living, this leafy suburb is good for the soul. Redbridge counts Waltham Forest, Newham, Havering and Barking and Dagenham as its London neighbours. Served by the Central Line on the Underground, Redbridge is ideal for commuters travelling to the central or east London. Not to mention the soon-arriving Crossrail which will supply even speedier commute times.
As one of London’s greenest boroughs, Redbridge is jam-packed full of award-winning parks and woodlands walks; a major draw for families as well as the high-quality schools and affordable housing. To name one, Hainault Forest Country Park is famous for its fish and boating lake, café and children’s farm, whilst retaining its Site of Special Scientific Interest (SSSI) status. With plentiful independent cafes and bars creating a distinct community feel, it is unsurprising the borough was named as the happiest place to live in London by the Office for National Statistics a few years ago.
FUN FACT
Redbridge has been home to some key archaeological finds; the only example of a mammoth with a fully intact skull was discovered in Ilford.
Richmond Upon Thames
PROPERTY MARKET
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£688K
Average house price
£2,200
Average rent
3%
Average yield
9%
Price Growth Over Last 5 Years
24%
Price Growth 5-year Forecast
15%
Rental Growth Over Last 5 Years
14%
Rental Growth 5-year Forecast
LIFESTYLE
25
'Outstanding' primary schools
225
Restaurants and Cafes
965
Number of Shops
OVERVIEW
Richmond upon Thames is one of London’s most expensive boroughs with average house prices above £680,000, well above the London average, and perhaps not the place to find a bargain. But if you’re looking for a picturesque riverside retreat with a village-like feel, and can meet the hefty price-tags, then look no further. This Zone 4 borough offers a world away from London whilst effortlessly upholding a cosmopolitan chic lifestyle. Richmond is a cluster of small, separate communities all of which are affluent in local sports clubs, independent shops and charming cafes.
The infamous Richmond Park offers 2,360 acres of open space, woodland and nature reserves complete with resident roaming deer, the largest of Richmond’s 128 parks. Another key draw bringing families to the borough is the generous offering of highly regarded schools for children of all ages. A favourite for day-trippers and locals is a beautiful riverside stroll which is home to picture-perfect Georgian and Victorian houses and boats floating quietly on the river. You’ll also find countless riverside pubs and bars to enjoy on a sunny Sunday afternoon.
FUN FACT
Twickenham Stadium is built on an old vegetable garden, which is why it is known as the 'cabbage patch'.
Southwark
PROPERTY MARKET
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£516K
Average house price
£1,775
Average rent
4%
Average yield
13%
Price Growth Over Last 5 Years
14%
Price Growth 5-year Forecast
4%
Rental Growth Over Last 5 Years
8%
Rental Growth 5-year Forecast
LIFESTYLE
31
'Outstanding' primary schools
255
Restaurants and Cafes
1,054
Number of Shops
OVERVIEW
Stretching from Central London on the River Thames down to suburban East Dulwich, the south London borough of Southwark is highly diverse and is home to an array of cultures and lifestyles. It is popular to both live and work in, thanks to the mammoth regeneration programme which has been hugely successful. It has been transformed into a well-connected, cosmopolitan district of London with help from the 1999 Jubilee Line extension. More recently, new residential redevelopment programmes, such as in Elephant and Castle, have provided a hub for city professionals wanting short commutes and modern bars and restaurants on their doorsteps.
Southwark is well-known for its attractions such as the Tate Modern, Shakespeare’s Globe Theatre and The Shard, it is an architect’s dream. It is also famed for creative rejuvenation of its railway arches between Waterloo and London Bridge offering a truly unique experience, with Flat Iron Square’s buzzy food and drink hub a perfect success story. There is no doubt this borough’s dining scene is amongst the best in London, with a vibrant mix of every cuisine under the sun, from street food Tapas to high-end Steakhouses. Not to mention the legendary 1000-year-old Borough Market, which offers top-quality fresh produce and street food. It is no surprise Southwark’s house prices are amongst some of the steepest and fast-growing in London.
FUN FACT
The original Globe Theatre burnt down in 1613 but was replaced with a reconstruction in 1994. William Shakespeare and Charles Dickens both lived in the borough.
Sutton
PROPERTY MARKET
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£372K
Average house price
£1,175
Average rent
3%
Average yield
21%
Price Growth Over Last 5 Years
15%
Price Growth 5-year Forecast
5%
Rental Growth Over Last 5 Years
8%
Rental Growth 5-year Forecast
LIFESTYLE
18
'Outstanding' primary schools
123
Restaurants and Cafes
601
Number of Shops
OVERVIEW
Bordering Surrey’s rolling hills, Sutton in one of London’s most southerly boroughs with Merton, Croydon and Kingston as neighbours. This borough is perfect for families and alike looking for a more rural way of life but well within reach of the city buzz just 30 minutes or less to Clapham Junction and Victoria. Historically, Sutton was once made almost entirely of villages, which filters through to present day in the form of peace and tranquillity.
Sutton’s town centre is packed with high street shops, quaint eateries and a swath of trendy new bars popular with locals dipping back into the cosmopolitan scene. Property here is of some of the best value in London so buyers can expect to find a lot of bang for their buck. With an abundance of outstanding schools on offer and 1,500 acres of parks and green space, it is easy to see why families reside here in their masses.
FUN FACT
Sutton's population doubled between 1847 and 1857 after the opening of a train station that linked it to central London.
Wandsworth
PROPERTY MARKET
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£594K
Average house price
£1,700
Average rent
3%
Average yield
7%
Price Growth Over Last 5 Years
17%
Price Growth 5-year Forecast
9%
Rental Growth Over Last 5 Years
10%
Rental Growth 5-year Forecast
LIFESTYLE
27
'Outstanding' primary schools
363
Restaurants and Cafes
1,529
Number of Shops
OVERVIEW
A firm favourite for nesting families, the riverside borough of Wandsworth, aka ‘Nappy Valley’ has it all. Its suburban location has a quaint village-like feel with plenty of tree-lined streets, huge parks and good schools whilst being in close proximity to central London. Blessed with a large border to the River Thames, the southern banks are bursting with life including a constant stream of rowing and river boats and endless waterside pubs for revellers to enjoy.
Battersea Power Station is a major Wandsworth landmark, its chimneys were used by Royal Air Force pilots to guide them home during World War II. Having undergone substantial redevelopment, this mixed-use building and surrounding Nine Elms area has made a whole new modern neighbourhood bringing locals and tourists together to enjoy the thriving bars, restaurants, gyms and shops. Not to mention the beautiful Battersea Park and the Zone 1 Northern line extension attracting buyers and developers to the area.
FUN FACT
There is a crater on Mars called the Tooting crater, named after Tooting - this was decided as all Mars craters with diameters under 60km are named after 'villages of the world with a population of less than 100,000'.
Westminster
PROPERTY MARKET
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£995K
Average house price
£2,145
Average rent
3%
Average yield
2%
Price Growth Over Last 5 Years
20%
Price Growth 5-year Forecast
10%
Rental Growth Over Last 5 Years
9%
Rental Growth 5-year Forecast
LIFESTYLE
19
'Outstanding' primary schools
2,087
Restaurants and Cafes
5,867
Number of Shops
OVERVIEW
One of two London boroughs boasting a ‘city’ status, Westminster is jam-packed full of London’s most beautiful architecture and historical attractions and deservedly holds its place in the spotlight on the UK and world stage. Hugging the Thames to the south, the City to the east and Kensington and Chelsea to the West, it is unsurprising Westminster’s prime location makes it one of the most expensive areas to live in London. This affluent borough is home to the iconic landmarks of Big Ben, the Houses of Parliament and the London Eye; the centre of UK politics and a tourist hotspot.
Westminster is incredibly well-connected supplied by most Underground Lines and major railway stations including Charing Cross, Marylebone, Paddington and Victoria. Visitors can enjoy the world-class west-end theatres as well as the Royal Opera House, Somerset House and National Gallery. It is also home to arguably one of the best shopping spots in London, Oxford Street always delivers but not to forget Covent Garden, Mayfair and Soho with an eclectic mix of edgy vintage independents and high-end luxury brands.
FUN FACT
Over 95% of tourists in London visit Westminster. Westminster is home to more than 11,000 listed buildings of special historical or architectural interest.
Tower Hamlets
PROPERTY MARKET
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£451K
Average house price
£1,725
Average rent
4%
Average yield
13%
Price Growth Over Last 5 Years
11%
Price Growth 5-year Forecast
2%
Rental Growth Over Last 5 Years
12%
Rental Growth 5-year Forecast
LIFESTYLE
27
'Outstanding' primary schools
247
Restaurants and Cafes
1,049
Number of Shops
OVERVIEW
Banking the river Thames to the south and the City to the east, this central London borough proves popular with both City and Canary Wharf workers. A borough full of variety and contrasts from the shiny high rises that occupy the skyline and prestigious business hub of Canary Wharf to Brick Lane’s stream of quirky coffee shops, vintage pop-ups and diverse cuisines. Tower Hamlets is hugely diverse, with more than half of the population from an ethnic minority background, there is no shortage of culture and vibrancy.
Treat your senses and head to the famous Colombia Road to see a colourful display the beautiful flower market, or venture south to Spitalfields Market for antiques and vintage one-of-a-kind pieces. Home to much of the redeveloped Docklands and Canary Wharf on the Isle of Dogs, high-end apartments are slowly being joined by more affordable housing creating more close-knit communities. Regeneration in Tower Hamlets continues apace with ever-increasing targeted investment to further enhance this thriving and truly unique London borough.
FUN FACT
The Isle of Dogs, where Canary Wharf is located, is thought to be named after Edward III's greyhounds that were kept there.
Waltham Forest
PROPERTY MARKET
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£453K
Average house price
£1,300
Average rent
3%
Average yield
29%
Price Growth Over Last 5 Years
22%
Price Growth 5-year Forecast
6%
Rental Growth Over Last 5 Years
9%
Rental Growth 5-year Forecast
LIFESTYLE
14
'Outstanding' primary schools
184
Restaurants and Cafes
1,007
Number of Shops
OVERVIEW
This north-east London borough sits adjacent to the River Lea, one of the largest rivers in London and a major tributary to the Thames. Waltham Forest is popular with those looking for a slower pace of life, including a large commuter population taking advantage of its quick connections to the city. The Victoria Line gets you into central London in 20 minutes and the Overground conveniently goes straight to Liverpool Street.
This diverse borough is full of life and culture and was named London’s first ever Borough of Culture in 2019. Traditionally popular with families and retired couples due to several high-achieving primary schools and 500 acres of green space, the borough is now becoming increasingly popular with young professionals due to the affordable house prices. Walthamstow, the buzzy heart of the borough, provides vibrant pubs, restaurants and shops.
FUN FACT
Europe's longest daily street market is found at Walthamstow Market.
London
PROPERTY MARKET
£457K
Average house price
£1,900
Average rent
4.1%
Average yield
19.5%
Average price growth over last 5 years
10%
Average price growth 5-year forecast
10%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
675
'Outstanding' primary schools
9,868
Restaurants and Cafes
40,707
Number of Shops
OVERVIEW
From its status as a global capital market to a leading centre for history, culture and education, London’s appeal shows little sign of abating. A web of 33 thriving boroughs, the capital is an incongruous mix of old and new, a city where the cutting-edge and uber-cool innovation hubs stand effortlessly alongside historic and iconic landmarks.
Investment across the breadth of the City continues apace, its hotspots continuously reinvented and once-forgotten corners regenerated. Well-connected within London, the UK and beyond, the capital is always accessible, and the impending Elizabeth Line will tighten links between east to west even further. Visitors can take their pick from four world heritage sites, and with a host of parks, museums and galleries, even the locals will struggle to get bored.
FUN FACT
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Sources: CBRE Research, Land Registry, Transport for London, Experian, Rightmove, Molior, Michelin, Think Broadband, Ofsted, NOMIS, GOAD, ONS, London Data Store, Realyse
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I love spending the weekends taking my son to Friary Park, followed by a trip to the world famous Royal Airforce Museum. My hidden gem is the Orange Tree, a secluded pub in Totteridge Village with a stunning outdoor area overlooking all the fishing lakes.
- Ed Hollest,
Development Consultancy
The high street in Welling has a huge array of shops and eateries to visit. It feels like an up-and-coming place to live which is far enough out of the bustle of central London, but with links good enough to get you there in minutes. Danson Park is also a firm family favourite with its boating pool and playpark.
- Ed Hollest,
Development Consultancy
Brent offers endless weekend activities such as Brent Reservoir which is perfect for long walks and watching the boats. Wembley boasts the very cool Boxpark for street food and bars. And then you have the Wembley Arena which hosts amazing concerts. It’s no wonder it has been selected as the Lord Mayor’s Borough of Culture 2020.
- Ed Hollest,
Development Consultancy
My favourite thing about Bromley has to be the fresh water swimming lake in Beckenham Place Park. There is nothing better than a quick dip on a sunny Sunday morning, followed by a stroll, then onto Alexandra Nurseries for delicious tea and cake. Not forgetting a browse around the shops in Crystal Palace triangle and onto The Goldsmith’s Arms for live music and a roast.
- Ed Hollest,
Development Consultancy
Camden is such an eclectic mix of people, culture, history, music, homes and spaces. You have beautiful Primrose Hill mansions around the corner from Camden Lock market stalls. The Roundhouse is the best for live music and there are plenty of awesome bars and independent cafes - all wedged between Regent's Park, Primrose Hill and Hampstead Heath for weekend walks and cycling.
- Ed Hollest,
Development Consultancy
Home to famous landmarks such as the Tower of London, St Paul’s Cathedral and the Museum of London, you will never run out of things to see and do in the Square Mile. Visit the Sky Garden and watch the sunset over the city, explore the pubs around Leadenhall Market or dine into the early hours at Duck and Waffle.
- Ed Hollest,
Development Consultancy
It’s great living in Croydon; with excellent National Rail links it's less than 30 minutes away from London Bridge or Victoria. I enjoy spending time in East Croydon which has become newly trendy, with Boxpark offering a large choice of places to dine and drink. Croydon centre is also great for shopping with lots of big name retailers and a farmers' market every weekend.
- Ed Hollest,
Development Consultancy
We really enjoy living in Ealing. The connectivity to central London and Heathrow is excellent and will get better once Crossrail starts. Green open spaces are abundant, coupled with the ability to eat the world's cuisine on your doorstep. My favourite haunt is the North Star pub.
- Ed Hollest,
Development Consultancy
Enfield feels like a collection of small villages and towns, from bustling Southgate to up-market Winchmore Hill. There’s lots of wonderful bars and restaurants but what makes Enfield special is the array of green space which makes you feel like you are outside of London. With good transport links, it’s incredibly easy to get beyond the capital to discover Hertfordshire and beyond.
- Ed Hollest,
Development Consultancy
Visiting Greenwich village is like stepping back in time - the Old Royal Naval College and Maritime Museum are often used as filming locations. Greenwich Market is an absolute gem. It’s in a covered area surrounded by independent and boutique shops, and inside you’ll find arts and crafts stalls and a great variety of food.
- Ed Hollest,
Development Consultancy
Stoke Newington is an urban oasis of independent retailers and locally managed cafes and restaurants, all the while maintaining a village vibe. People often come to spend a day at Clissold Park; whether to picnic in the grass or see the deer and goats. The hidden gem is Woodberry Wetlands - the site was opened to the public for the first time in 200 years by Sir David Attenborough.
- Ed Hollest,
Development Consultancy
Living in Shepherd's Bush means not having to get on a tube to have a great day out! Westfield and the 02 Empire are at your feet and there is a great range of bars and restaurants. The Oak is our favourite for food, some of the best Italian I have tasted. Ravenscourt Park provides some of the best green space in the area and there is an excellent range of fresh food markets too.
- Ed Hollest,
Development Consultancy
Tottenham has a very strong community feel which I love. It is also a creative hub with many creative art studios. For a night out, raves at The Cause and 5 miles are popular underground places to visit. For food and drink I love Beavertown’s taproom which is great for alfresco beers and the Spanish indoor market – El Pueblito Paisa.
- Ed Hollest,
Development Consultancy
Only five minutes from Harrow town centre is Harrow on the Hill - it feels like you’ve been transported to a quaint English village with a great selection of cute cafes and restaurants. The Dolls House is perfect for afternoon tea and the Castle pub has a lovely beer garden. On weekdays you can spot the Harrow School pupils in their classic uniforms and boater hats.
- Ed Hollest,
Development Consultancy
I love living in Romford - it's well connected with central London (Elizabeth line is also coming soon) yet it has plenty of green open spaces such as Bedfords Park. Hainault Forest is also on your doorstep. My favourite spot is The Ship in Gidea Park, its a very traditional historic pub or the Orange Tree.
- Ed Hollest,
Development Consultancy
Hillingdon is home to the Ruislip Lido, which has its own sandy beach - you don't find that often in London! The lido comes complete with its own railway. There are plenty of other outdoor activities including the Hillingdon trail which takes you along the canal, Eastcote House Gardens and Cranford Countryside Park, where you can have afternoon tea at Toll House Tea Rooms.
- Ed Hollest,
Development Consultancy
I love living in Hounslow for its diverse cultural mix. I really enjoy wandering around Hounslow Market, which is great for foodies as you can pick up locally grown and made produce. There are many hidden gems in Hounslow, one of my favourites being The Conservatory in Syon Park for its beautiful architecture and gardens.
- Ed Hollest,
Development Consultancy
The London borough of Islington is the perfect place for residents to experience London’s history, culture and connections. Positioned just a short tube ride from the City, Islington is known for its wealth of high-end shops, restaurants and bars. For an authentic evening on the town, try Frederick’s Restaurant & Bar for a luxurious dinner, followed by cocktails at 69 Colebrook Row.
- Ed Hollest,
Development Consultancy
Kensington is more than just a stunning place to live. From buying my morning pastry in Ole and Steen, to strolling through the Kensington Palace Gardens, there is plenty to both see and do. My personal favourite is brunch at The Ivy followed by a cycle through Hyde Park and a visit to the Notting Hill markets.
- Ed Hollest,
Development Consultancy
What I love most about living in Kingston upon Thames is the riverside walks and the huge array of bars and restaurants along the river. Kingston is also a great place to shop, it has many major retailers and if you love vintage shopping you have to visit London Road!
- Ed Hollest,
Development Consultancy
Lambeth is home to a variety of cultures and is the perfect place to stroll around markets and enjoy delicious foods. Lambeth's great transport links take you straight into central London and local airports with ease. There are several parks providing beautiful green spaces for families and athletes. There is so much that the area can offer!
- Ed Hollest,
Development Consultancy
Lewisham has an active summer festival season, with the local parks and gardens hosting world food, music and arts events, often involving local community groups. It’s a great place to live and socialise all year round, with new openings sparking life into the area. The Ninth Life pub in Catford is a Victorian pub that’s been reinvented with a street food market and an escape room.
- Ed Hollest,
Development Consultancy
Merton is home to one of the most famous sporting events of the year – Wimbledon Tennis Championship. Once the influx of visitors has gone it is a fantastic place to live. For a day entertaining the kids you can’t beat Morden Hall Park – a national trust property that is full of history and some of the most beautiful gardens in South London.
- Ed Hollest,
Development Consultancy
Newham is a fusion of everything London stands for: diversity, culture and fun. There are many excellent walkways on the Lea Canal and great green spaces. There are incredible regeneration projects underway too such as The Asian Business Port and Stratford’s new East Bank. To top it off we have great travel connections - I can get to Bond Street in 24 minutes from Canning Town!
- Ed Hollest,
Development Consultancy
Redbridge is only 18 minutes by train to Liverpool Street making it great for commuting to work and accessing central London. There is plenty to see and do locally, such as Redbridge Lakes and Claybury Park. You can catch some great shows at the Kenneth More Theatre and if you fancy a spot of golf you can visit Woodford Golf Club.
- Ed Hollest,
Development Consultancy
Living in Richmond upon Thames means you are spoilt for choice when it comes to nice high streets, good transport links and open green spaces. Barnes is an ideal English village, with its own duck pond, and boutique shops and cafes. I particularly recommend the independent cinema the Olympic Studios.
- Ed Hollest,
Development Consultancy
Southwark is very varied, stretching from Borough Market all the way down to sleepy, leafy, Dulwich Village. The craft brewing scene has sprung up all around the borough, and a tour of the dozens of taprooms is a highly enjoyable way of spending a day. Begin with the Bermondsey Mile, and head out to Herne Hill, Gipsy Hill and Peckham for a taste of the best that the borough has to offer.
- Ed Hollest,
Development Consultancy
What I love most about Sutton is its leafy suburban feel. In Sutton itself you can take a walk along the River Wandle and for some history you can visit Honeywood Museum. In beautiful Carshalton you can visit the award-winning community pub The Hope. Mayfield Lavender is also a must see.
- Ed Hollest,
Development Consultancy
Stepney Green is in walking distance of the infamous Brick Lane for delicious food, but you are also close to Shoreditch and its diverse activities and nightlife. My favourite walk is along the Regent’s Canal, which can take me from my doorstep to Victoria Park. We usually do this on a Sunday and catch the market, grab some lunch and sit by the lake.
- Ed Hollest,
Development Consultancy
Waltham Forest's new Wetlands Centre must be one of the best in the country, with free access and unrivalled views back to the City. My two standouts have to be the new Boxpark with its fabulous varied cultural events and the Bee Company with their small outlet. The honey is collected from over 250 hives across the Capital!
- Ed Hollest,
Development Consultancy
I love Putney, it’s the perfect combination of village and riverside living, yet so central. Weekends in Putney are all about watching the rowing on the Thames, cycling past the deer in Richmond Park, open air markets and artisan cafes, and walking up the Kings Road for a spot of shopping. It’s so accessible so it never takes long to get home after a late night in the West End!
- Ed Hollest,
Development Consultancy
My favourite place in London is Marylebone High Street. Close to, yet nicely tucked away from, the bustle and tourists in Oxford Street, is this charming village-like high street. Beautiful buildings and proper storefronts are home to a variety of boutique shops including the quintessentially British Emma Bridgewater.
- Ed Hollest,
Development Consultancy
The residents we spoke to across the breadth of the boroughs cited infrastructure, amenities and schools are key attributes that drew them to an area. But the over-riding factor for many is the people within their reach, who, it’s widely accepted help make their locality a community, and their property a home.
- Ed Hollest,
Development Consultancy
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The high street in Welling has a huge array of shops and eateries to visit. It feels like an up-and-coming place to live which is far enough out of the bustle of central London, but with links good enough to get you there in 30 minutes. Danson Park is also a firm family favourite with its boating pool and playpark.
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Bexley is not short of things to do. The Thames to the north is home to Erith yacht club, one of London’s leading sailing venues, and Hall Place and Gardens comes alive in the summer with a variety of events.
From Longlands to North End, and Thamesmead East to Cray Meadows, Bexley is peppered with cafes, restaurants and shops. Bexley has the attractive benefit of house prices lower than the London average, making it very accessible for potential buyers.
The principal town of Wembley, home to Wembley Stadium, has recently experienced somewhat of a metamorphosis, swapping its outdated industrial sites with new homes, retail and leisure outlets. Brent council have an ambitious 10-year vision set to cater for its ever-increasing population with more shops, bars and restaurants.
Brent also offers a large range of open space to escape the hustle and bustle. Queen’s Park centres around a stunning 30-acre oasis, a favourite for families and dog walkers, and Dollis Hill’s Gladstone Park offers fantastic views. With great transport links for weekday commuters and no end of opportunities for fun weekend activities, Brent is a place to call home. It is no wonder it was crowned London’s happiest borough in 2020 by the Office for National Statistics.
Bromley is truly unique, sharing a warm and welcoming character with something for everyone. From the peaceful village of Keston to buzzing Beckenham and the glamorous Chislehurst, Bromley will not disappoint.
You can also find a large proportion of London’s offices in the borough, along with a surprising amount of open space too, with almost 40 conservation areas protecting the popular walks in Regent’s Park, Primrose Hill and Hampstead Heath. It is also very well connected, with three mainline railway stations, including London St Pancras linking the capital to France, Belgium and the Netherlands. What’s more Camden is a commuter’s dream, boasting 17 underground stations, jump on the Northern Line at Camden Town and get into the City within 15 minutes.
There’s no shortage of places locals can adjourn from their busy lifestyles and refuel, from Michelin-starred restaurants to fast-food outlets and coffee houses. The Royal Exchange is one of London’s grandest buildings with breath-taking architecture to enjoy, shop until you drop or fine dine in one of the unrivalled eateries. And true to a city that never sleeps, there’s a choice of bars and nightclubs that keep after-work revellers entertained.
There are 11 Underground stations that connect every corner of the City and nearby Canary Wharf, while mainline stations and international airports mean nowhere is out of reach from London.
The Boxpark development is a breath of fresh air, redefining the town centre into a hotspot for foodies wanting a slice of something new. Croydon also houses some of the biggest names in leisure and retail, along with a host of new employers tempted by its new office spaces, good transport links and local talent. And with Croydon’s fast-growing reputation as a trendy alternative to central London, developers are keen to cash in on Croydon’s potential and ‘Build, build, build’.
Croydon is not only bursting at the seams with shops, cafes and restaurants, there is also a plethora of open green space for residents to switch off from the hustle and bustle of the town centre. Riverside walks at Wandle Park and the Victorian gardens at Crystal Palace Park are the perfect sanctuaries to unwind. Not to mention the South Norwood Country Park complete with a playground, golf course and cycle paths, perfect for families. The rolling Surrey hills and stunning Sussex coastline is just a stone’s throw away for those weekend adventures, Croydon has something for everyone.
There is plenty to see and do in this multicultural borough, boasting a variety of shops, from big-name brands to faithful independents. There's a charming mix of restaurants, trendy bars and traditional English pubs.
Ealing, also known as ‘Queen of the Suburbs’, is decorated with an abundance of parkland and greenery, which are full of lively families and dog-walkers alike. The gated Walpole Park boasts a picture-perfect lake and playground, while Northala Fields and Pitzhanger Manor and Gallery are peaceful hiding places within the borough’s outer fringes. With many good schools and lots to do, it’s clear why people choose to call Ealing home.
Enfield nestles between Welwyn Hatfield and Broxbourne in the north and Haringey in the south. It is blessed with a generous mix of Underground and Overground stations, including the new railway station at Meridian Water delivering commuting residents to London Liverpool Street in just 24 minutes. And there’s no end of attractions, including the Trent Park House gardens and the events at Grade 1-listed Forty Hall.
Enfield is affluent in green space with over 123 parks and open spaces for residents to enjoy. Not to mention the eight acres of grounds to explore at Myddleton House and Gardens, and 30 acres of themed gardens at nearby Capel Manor.
And house prices are affordable here, below the London average, and the modest rental prices promise good yields, buying here could well prove a walk in the park.
For those thrill-seekers, the Emirates Air Line (cable car) is a unique mode of transport for crossing the River Thames which comes with the added benefit of a fantastic view of the capital. The O2 arena put Greenwich on the map as the heart of live entertainment, hosting concerts for some of the world’s most celebrated musicians and high-profile sporting events. With a resident music club, multi-screen cinema and a host of bars and restaurants, this is the centre for entertainment in the borough.
Choose from the Jubilee Line, DLR and forthcoming Elizabeth Line for a breezy commute into the City, making the borough a popular place for city workers to put down roots. Take note from savvy residents who have discovered the benefits of travelling by river to take in the wonderful river views.
With a host of homes currently under construction, buyers and tenants can take advantage of affordable house and rental prices. What’s more is house prices are expected to rise even further as Crossrail approaches, it seems there’s much more to this youthful borough than its royal status.
One of the host boroughs for the 2012 Olympics, Hackney’s Victoria Park continues to impress, and is now a favourite for families, joggers and dogwalkers - and is a regular venue for concerts.Home to the world-famous Tech City, it comes as little surprise that Hackney is a hotspot for digital nomads and entrepreneurs. Look a little closer, however, and you’ll find a budding professional population, with city workers failing to resist its contagious charm. And it’s easy to see why.
Hackney caters for its diverse demographic, from Michelin-starred restaurants to off-the-wall night spots. This is a place teeming with art and culture. As well as enchanting pop-up galleries, there are also much-loved established art venues such as the legendary art-house Rio Cinema and the Geffrye Museum of the Home, which is temporarily closed for redevelopment and is set to reopen in 2021.
Take your pick from traditional English drinking holes and trendy gastropubs, organic cafes, and street food from all corners of the world. There is no shortage of museums to keep visitors and locals entertained, from Victor Wynd’s Museum of Curiosities, the Museum of Modern Art and Hackney’s very own Happiness Museum. With oodles of ‘outstanding’ schools, local employment opportunities and first-rate links to the City, it is easy to see why prices have hurtled up here.
Regeneration seems to be a reoccurring theme in the rest of the borough too with a flock of new developments checking in on the banks of the River Thames. Property remains some of the most sought-after in the capital, the leafy tree-lined streets connect Fulham to Parsons Green and its riverside border popular with families. Hammersmith and Shepherd’s Bush are popular with young professionals, who enjoy the buzzy atmosphere and Central Line location.
An area with plenteous amenities, the pseudo-rural lifestyle attracts many residents here. A fifth of the borough is made up of parks and open spaces including the Secret Garden at Ravenscourt Park and the riverside vistas at Fulham’s Bishop Palace. Not to forget the notorious Hurlingham Club, a first-class sports centre providing a splash of luxury for those who enjoy the finer things in life.
Home to Chelsea Football Club, Fulham and Queen’s Park Rangers, it is no surprise it’s a popular spot with sports fans and has several prime riverside spots for watching the annual Oxford and Cambridge University Boat Race. Jam-packed with modern-day and historic amenities, Hammersmith and Fulham is a quintessentially English borough which never fails to hit the mark with staying on-trend.
There’s a whole host of stately homes here that show Haringey’s rich history, from the 17th century Kenwood House, which takes off in the summer months with concerts and open-air film nights, to Haringey’s Grade I-listed Bruce Castle, which is primed with impressive historical collections, archives and art exhibitions.
Crouch End, Muswell Hill and Highgate are a go-to for shoppers, with a wonderful array of family-owned bookshops, antique stores and boutique cafes. The bustling streets of Finsbury Park, Seven Sisters, Blackstock and Stroud Green, also have a variety of shops, while the restaurants serve something for every taste.
Alexandra Palace has a packed diary of concerts and farmers’ markets, and Wireless Festival at Finsbury Park brings in happy crowds of revellers. A borough that’s dappled with landmarks ranging from the North London Central Mosque to a host of football stadiums, this is as multicultural as it gets.
And this bustling borough is certainly securing its place in future history books. A thriving entrepreneurial hub, some 10,000 businesses operate here, including Harrow’s home-grown Kodak, which remains the world’s largest producer of photographic paper today.
The town centre is bursting with shops, from high-end boutiques to high-street stores catering for every taste.
From the quintessentially English towns of Pinner and Stanmore Park to the vibrancy of Kenton East and Queensbury, this is one of the most diverse boroughs in London. Its annual Under One Sky festival celebrates Harrow’s multicultural communities with a feast of food, dance, sport and music.
Famed for its world-leading public school which has educated seven prime ministers since its foundation in 1572, Harrow proudly counts 30 ‘Outstanding’ schools as its own today. This is a true haven for families seeking a clean, safe and green environment to live in.
One of the last stops on the mainline route between Essex and London, Romford really packs a punch when it comes to a night on the tiles, with a host of bars and nightclubs at revellers’ disposal. The last stop on the District Line, Upminster straddles city life and country living. Landmarks including its windmill and Tithe Barn Museum serve as a nod to its rural past, while its high-performing schools and the forthcoming Elizabeth Line point to a borough that’s clearly going places.
And you need look no further than Havering’s southside to see this is the case. The Thames Gateway’s London Riverside has added a wave of new housing to this increasingly in-demand area, while Beam Park’s proposed railway station will bolster its already impressive links to London.
With more open space than any other borough, Havering is a cluster of village-like, close-knit communities, rich with loyal East Enders and recently appointed residents alike. Just a stone’s throw from the sea and with over 100 acres of woodland and grassland on tap at Havering Country Park, this is the perfect place to kick back and relax.
Just 20 miles from the City, Uxbridge is the final stop of the Metropolitan and Piccadilly Lines and it is one of the leading business communities within Greater London, with corporate offices for Cadbury’s, Apple and PwC. There are two shopping centres for some retail therapy or for the more outdoorsy characters the Grand Union Canal provides walks, cycleways and pubs for families to enjoy this suburban escape.
Grade-II listed dwellings dotted around nearby Ruislip date back to its rural village history which can be re-lived every two weeks at the Great Barn’s Duck Pond Market. Buy a picnic at the market and eat it surrounded by the vibrant wildflowers conserved in this ancient rural space. For another dose of country-living, Ickenham is perfect, dotted with Georgian manors, including the impressive Swakeleys House, and picturesque village centre to forget about all things work and take in the beautiful scenery.
Despite the borough’s central location, it also boasts some of London’s most admired green spaces including Regent’s Park, Hyde Park and St James Park for daytime adventures. The bustling on-trend bars and nightclubs transform Westminster in the evenings reeling in the rich and famous.
Bexley is not short of things to do. The Thames to the north is home to Erith yacht club, one of London’s leading sailing venues, and Hall Place and Gardens comes alive in the summer with a variety of events. From Longlands to North End, and Thamesmead East to Cray Meadows, Bexley is peppered with cafes, restaurants and shops. Bexley has the attractive benefit of house prices lower than the London average, making it very accessible for potential buyers.
Several world-class theatres can be found here including the Almeida Theatre and the Sadler’s Wells Theatre, making Islington a popular destination for arty creatives. Scattered with artisan coffee shops, traditional meat merchants and fishmongers and plenty of authentic food markets, residents can effortlessly brighten up their weekly shop. And with a surprisingly rich offering of open space, it is not surprising residents sing the praises of this buzzy borough.
Newham sustains a vibrant diverse community with many different cultures and locals can enjoy a fantastic selection of Indian, Bangladeshi and Caribbean cuisines. Further enriching Newham’s culture scene is the Theatre Royal Stratford East and Stratford Circus Arts Centre which offer an inspiring events programme including a range of comedy, dance, drama, and musicals.
As one of London’s greenest boroughs, Redbridge is jam-packed full of award-winning parks and woodlands walks; a major draw for families as well as the high-quality schools and affordable housing. To name one, Hainault Forest Country Park is famous for its fish and boating lake, café and children’s farm, whilst retaining its Site of Special Scientific Interest (SSSI) status. With plentiful independent cafes and bars creating a distinct community feel, it is unsurprising the borough was named as the happiest place to live in London by the Office for National Statistics a few years ago.
