London Living
Welcome to CBRE's annual Borough by Borough report. Now in its fifth 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 bought 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
£823K
£2,815
3.7%
10%
Average house price
Average rent
Average yield
Average price growth over last 5 years
7%
Average price growth 5-year forecast
18%
rental value growth over last 5 years
22%
rental value growth 5-year forecast
LIFESTYLE
18
'Outstanding' primary schools
381
Restaurants and Cafes
1,147
Number of Shops
OVERVIEW
Never one to fit the mould, Camden is a borough of extremes. Home to the City’s largest student population, property in this northwest corner of London commands some of the highest prices in the capital. Stretching from Highgate and Hampstead Town in the north to Holborn in the south, every one of the neighbourhoods within this endearing borough has its own distinct character, the sum of which is Camden’s rare charm.
FUN FACT
London Zoo opened in 1828, making it the oldest scientific zoo in the world.
From literary Bloomsbury to the buzzing Kilburn and Kentish Town, Camden offers culture, day and night. This is a foodie’s dream, with restaurants that serve up a great range of world cuisines, and bars for cocktails, artisan gins and craft beers.
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
£297K
Average house price
£1,200
Average rent
4.9%
Average yield
51%
Average price growth over last 5 years
14%
Average price growth 5-year forecast
20%
rental value growth over last 5 years
17%
rental value 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 combines its rich history with a keen eye on the future. Home to the second oldest Abbey in England, the borough boasts over 30 listed buildings which are interspersed with a diversity of new developments.
One of six host boroughs for the 2012 London Olympics, Barking and Dagenham prides itself on the legacy of the Games, which it vowed to use to create a clean, safe and healthy community. With some 25 parks and open spaces within its grasp, it’s clear that this East London borough has bought its vision to life.
And this is an area with a clean conscience. Barking Power Station may powers over a third of London’s annual energy consumption, but it has one of the best environmental records for power stations in Europe. And Dagenham’s London Sustainable Industries Park hosts the UK’s largest concentration of environmental industries and technologies, which are prime investment targets and ripe with employment opportunity.
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
£482K
Average house price
£1,517
Average rent
3.8%
Average yield
14%
Average price growth over last 5 years
12%
Average price growth 5-year forecast
12%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
38
'Outstanding' primary schools
452
Restaurants and Cafes
2,150
Number of Shops
OVERVIEW
The most populous London borough, Barnet is a firm favourite for homeowners who want the best of city living on the fringes of the countryside. This North London borough topped the charts in no less than three of our categories.
With a 33-square mile footprint spanning from Edgeware to High Barnet and from Brunswick Park to Childs Hill, this high-achieving borough has more shops than anywhere else in London.
Barnet is home to London’s highest concentration of cafes and restaurants, and has more ‘Outstanding’ primary schools than any other borough. Add a high concentration of sports facilities to the mix, and it’s little wonder why young families are queuing up to call Barnet home.
FUN FACT
Barnet has the oldest tree in London (2000 years old - in St Andrew's churchyard in Totteridge).
Bexley
PROPERTY MARKET
£336K
Average house price
£1,100
Average rent
4.6%
Average yield
42%
Average price growth over last 5 years
14%
Average price growth 5-year forecast
29%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
13
'Outstanding' primary schools
125
Restaurants and Cafes
686
Number of Shops
OVERVIEW
People have come to live and work in the borough of Bexley for generations, enjoying its riverside locations, town and village centres and good transport links to London and Kent, major airports, the Channel rail tunnel and ports.
Now, changes are underway. The planned arrival of the Elizabeth Line to Abbey Wood has coincided with the regeneration of the neighbourhood and beyond. New housing developments and commercial investment into Bexley’s employment areas are helping create new jobs and improved local facilities.
The opening of Crossrail’s Elizabeth Line station will halve journey times to Canary Wharf to just north of ten minutes, making Bexley something of a commuter’s dream.
But there’s far more to Bexley than its transport links, as its residents will testify. Well over a third of this sprawling borough is made up of open land, which joins with the rolling Kent hills at its periphery.
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
£485K
Average house price
£1,733
Average rent
4.1%
Average yield
24%
Average price growth over last 5 years
6%
Average price growth 5-year forecast
5%
rental value growth over last 5 years
15%
rental value growth 5-year forecast
LIFESTYLE
16
'Outstanding' primary schools
271
Restaurants and Cafes
1,468
Number of Shops
OVERVIEW
With no less than 21 Overground and Underground stations to its name, Brent is known as one of London’s best boroughs for commuters. Flanked by a total of seven London boroughs, you’ll be hard-pressed to find anywhere that’s quite as connected to the rest of the capital – and this is exactly why a growing number of renters and homeowners have set their sights on living here.
One of the most ethnically diverse local authorities in the UK, this northwest London borough is a rich tapestry of culture.
Home to Britain’s first authentic Hindu temple, the Swaminarayan Mandir, Brent hosts an annual Dance Month festival in celebration of its multicultural communities. Brent’s principal town is Wembley, home to the world’s largest covered football stadium. Wembley has seen something of a facelift of late, its outdated industrial sites replaced with a stream of new homes, retail and leisure outlets.
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
£425K
Average house price
£1,250
Average rent
4.2%
Average yield
26%
Average price growth over last 5 years
8%
Average price growth 5-year forecast
14%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
27
'Outstanding' primary schools
217
Restaurants and Cafes
1,050
Number of Shops
OVERVIEW
Just thirty minutes from the city centre but with more green space than any other London borough, Bromley is a growing hotspot for City professionals and young families looking for a life beyond Zone One. And it’s little wonder why: far from your standard suburb, town meets country in this South London gem. With no less than 26 railway stations to its name and Kent, Surrey and Sussex within easy reach, Bromley is jam-packed with amenities and boasts one of the highest proportions of open land in the capital.
One of London’s most affluent boroughs, Bromley centres around a bustling town centre that’s teeming with shops, bars and restaurants. The pedestrianised High Street and The Glades shopping mall boast an array of boutiques and big-brand shops alike, and Bromley’s renowned Charter Market is a mainstay for local produce, clothes and jewellery.
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
£730K
Average house price
£5,600
Average rent
3.7%
Average yield
7%
Average price growth over last 5 years
6%
Average price growth 5-year forecast
33%
rental value growth over last 5 years
20%
rental value 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, London has it all. With a convenient time-zone and extensive connections to other global financial centres, it’s little wonder why 450,000 professionals have chosen to base their careers here. Home to 17,000 big-name and up-and-coming businesses, the City accounts for a mammoth 45% of 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.
The City itself stretches much further than the Square Mile, going beyond Westminster and Camden, Islington and Hackney in the north, to Tower Hamlets, then Southwark and Lambeth in the south.
An extensive Underground network connects every corner of the City and nearby Canary Wharf, while a host of mainline stations and international airports mean nowhere is off limits from London.
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
£353K
Average house price
£1,300
Average rent
4.3%
Average yield
30%
Average price growth over last 5 years
8%
Average price growth 5-year forecast
13%
rental value growth over last 5 years
16%
rental value growth 5-year forecast
LIFESTYLE
27
'Outstanding' primary schools
293
Restaurants and Cafes
1,566
Number of Shops
OVERVIEW
Croydon may be one of the cheapest places to buy a house in the capital, but this busy South London enclave is also one of the best locations for hot returns – prices here have risen a mammoth 76% in the last decade alone. And it’s little surprise why: thanks to a £5.25bn investment, there’s been a swift change in Croydon’s fortunes of late.
Just 30 minutes from central London and with an eye-watering 42 rail and tram links at residents’ disposal, Croydon has long been a no-brainer for commuters wanting little more than a quick hop from home to the office. But focused investment is steadily transforming this bustling suburb into more than a place of convenience.
FUN FACT
London's first airport (now defunct) was the Croydon Aerodrome, constructed in 1915.
Ealing
PROPERTY MARKET
£458K
Average house price
£1,647
Average rent
4.0%
Average yield
16%
Average price growth over last 5 years
11%
Average price growth 5-year forecast
6%
rental value growth over last 5 years
15%
rental value growth 5-year forecast
LIFESTYLE
17
'Outstanding' primary schools
225
Restaurants and Cafes
1,076
Number of Shops
OVERVIEW
Surprisingly well-connected over and underground, Ealing’s London links will be further bolstered when the Elizabeth Line powers into action in 2020. But this is far more than a stepping stone to the City: the streets of Victorian and Edwardian houses that frame this leafy West London borough tell the story of a community that is steeped in history. And there’s so much to do here, Ealing residents can stay local outside working hours.
Famed as home to the world’s oldest film studio and birthplace of the Rolling Stones, Ealing has long been a focal point 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 mainstay for die-hard music fans 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
£388K
Average house price
£1,300
Average rent
4.2%
Average yield
36%
Average price growth over last 5 years
9%
Average price growth 5-year forecast
8%
rental value growth over last 5 years
17%
rental value growth 5-year forecast
LIFESTYLE
20
'Outstanding' primary schools
146
Restaurants and Cafes
850
Number of Shops
OVERVIEW
With the fourth largest expanse of undeveloped land in London, Enfield is something of a haven for local residents. This North London neighbourhood has no less than 900 hectares of parks and open spaces, and its 27-mile New River Loop is the longest length of river corridor in London. Not bad for a borough that doesn’t border the Thames.
Enfield is making the most of its waterside links: the huge Meridian Water project has already transformed life here with an abundance of new homes and jobs. And it seems residents have done all they can to embrace the very great outdoors that Enfield has to offer. The athletics track at Enfield’s QEII Stadium had a significant facelift in line with the borough-wide ‘Everybody Active’ campaign.
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
£378K
Average house price
£1,600
Average rent
4.1%
Average yield
30%
Average price growth over last 5 years
10%
Average price growth 5-year forecast
14%
rental value growth over last 5 years
19%
rental value growth 5-year forecast
LIFESTYLE
24
'Outstanding' primary schools
116
Restaurants and Cafes
610
Number of Shops
OVERVIEW
It may be one of London’s newest boroughs, but Greenwich has an enviable history. This riverside neighbourhood has been the centre of world time for the last 135 years, and boasts a host of globally renowned landmarks and attractions that keep it very much on the world map.
There’s so much here to keep people entertained. The Cutty Sark, recently restored to its pre-fire splendour, is a regular haunt for history buffs, while the Royal Museums present the Prime Meridian Line, timepieces, celebrated artworks and even a coat that once belonged to 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
£571K
Average house price
£2,167
Average rent
3.9%
Average yield
26%
Average price growth over last 5 years
7%
Average price growth 5-year forecast
16%
rental value growth over last 5 years
22%
rental value growth 5-year forecast
LIFESTYLE
21
'Outstanding' primary schools
164
Restaurants and Cafes
767
Number of Shops
OVERVIEW
To see regeneration at its best, look no further than Hackney. Once considered by many to be one of London’s edgier quarters, Hackney has wholeheartedly embraced the East End regeneration programme. Head down here today, and you’ll find a homely neighbourhood with an uber-cool twist that has reaffirmed long-time residents’ affection and attracted new ones.
Bounded 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 there’s far more to Hackney than the company it keeps. One of the host boroughs for the 2012 Olympics, Hackney’s Victoria Park continues to wow locals and visitors alike, and is now a favourite for families, joggers and dogwalkers - and is a regular venue for concerts.
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
£684K
Average house price
£2,384
Average rent
3.5%
Average yield
-2%
Average price growth over last 5 years
6%
Average price growth 5-year forecast
29%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
19
'Outstanding' primary schools
368
Restaurants and Cafes
1,639
Number of Shops
OVERVIEW
Shoehorned between its supersized neighbours, Brent, Ealing, Hounslow, Richmond, Wandsworth and the well-heeled Kensington and Chelsea, there’s nothing understated about this London borough. Hammersmith and Fulham is deliciously diverse, an unlikely blend of neighbourhoods that morphs into the perfect combination. Talk of the town is White City, which took shopping to another level when Westfield threw open its doors a decade ago.
Shoppers have more than 300 stores at their disposal, including a dedicated fashion hub which stocks more than 700 clothing brands. Here, the BBC’s former Television Centre has blossomed into Soho House’s latest outpost, bringing with it a multi-screen cinema, 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
£584K
Average house price
£1,455
Average rent
3.8%
Average yield
39%
Average price growth over last 5 years
10%
Average price growth 5-year forecast
8%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
19
'Outstanding' primary schools
242
Restaurants and Cafes
1,155
Number of Shops
OVERVIEW
Famously a borough of contrasts, Haringey's western fringe is made up of some of the most prosperous areas in the country, including Highgate, Muswell Hill and Crouch End, while it’s also home to areas in need of regeneration.
Heavily wooded in the west, Haringey expands into low-lying flats beside the River Lea to the east. But its diversity is the essence of its charm, which is reflected in a host of independent shops and age-old local institutions.
A quarter of the borough is made up of open land, with locals taking their pick from rambling parkland and the sprawling playing fields at Highgate and Queens Wood. Hampstead Heath is just a stone’s throw from Highgate Village, where residents flock to the Flask for its legendary Sunday lunch, and the Spaniard’s Inn for a post-stroll tipple.
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
£438K
Average house price
£1,350
Average rent
4.1%
Average yield
24%
Average price growth over last 5 years
6%
Average price growth 5-year forecast
13%
rental value growth over last 5 years
20%
rental value 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
£355K
Average house price
£1,125
Average rent
4.9%
Average yield
40%
Average price growth over last 5 years
10%
Average price growth 5-year forecast
22%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
13
'Outstanding' primary schools
150
Restaurants and Cafes
745
Number of Shops
OVERVIEW
Much like their Essex neighbours, Havering residents are fiercely proud of their home turf. Whether they live in buzzy Romford, Upminster or cosmopolitan Brentwood, locals relish the tight-knit community and rolling fields that give Havering an alluring contrast to city living. Clustered between 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 consists of open space, and there are a whopping 160 sports facilities for every 100,000 people here. House prices are well below the London average, but those who’ve put their money behind this evergreen enclave have been rewarded by consistently strong returns, with more in the offing in the future.
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
£406K
Average house price
£1,375
Average rent
4.3%
Average yield
35%
Average price growth over last 5 years
9%
Average price growth 5-year forecast
15%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
18
'Outstanding' primary schools
151
Restaurants and Cafes
928
Number of Shops
OVERVIEW
Head to London’s most westerly point, and you’ll reach Hillingdon. London’s second largest borough, Hillingdon is home to Heathrow Airport and is something of a gateway for many international visitors entering the capital. With London to the east and Buckinghamshire and Berkshire to the west, there are few better locations for city-centre and arterial access.
Hillingdon nestles between the M25, M4 and M40, while the M3 is just a short drive away, should southerly access be required.
There may be 15 Underground and seven railway stations providing quick links to the capital and beyond, but this is far more than a thoroughfare. With boundless open space, Hillingdon has more ‘Green Flag’ land than any other London borough. There are spectacular lakes and wildlife trails at the Colne Valley Regional Park, and the lido at Ruislip even boasts 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
£396K
Average house price
£1,350
Average rent
4.2%
Average yield
28%
Average price growth over last 5 years
8%
Average price growth 5-year forecast
8%
rental value growth over last 5 years
20%
rental value growth 5-year forecast
LIFESTYLE
22
'Outstanding' primary schools
174
Restaurants and Cafes
850
Number of Shops
OVERVIEW
Perfectly positioned for a quick sprint to London Heathrow, the high-rises that overlook Hounslow read like a Who’s Who of multinational brands. Well served by a mix of rail stations and with several connections on the Piccadilly line, Hounslow is just forty minutes’ train ride from Waterloo. And with easy access to the tech-heavy M4 corridor, this is a borough that’s bright with opportunity.
Hounslow hugs Hillingdon, Ealing and Richmond upon Thames, and its most desirable neighbourhoods include Chiswick, whose river-fronted bars and Michelin-starred restaurants are a favourite for locals and day-trippers. Yet in spite of its proximity to some of the capital’s most exclusive postcodes, Hounslow’s ready supply of well-priced property spans from Feltham in the west to Brentford in the east, making this a firm favourite with up-and-coming professionals.
FUN FACT
The Native American Pocahontas stayed in Brentford in 1616.
Islington
PROPERTY MARKET
View full borough data
£615K
Average house price
£2,275
Average rent
3.8%
Average yield
8%
Average price growth over last 5 years
11%
Average price growth 5-year forecast
14%
rental value growth over last 5 years
22%
rental value growth 5-year forecast
LIFESTYLE
12
'Outstanding' primary schools
315
Restaurants and Cafes
1,079
Number of Shops
OVERVIEW
London’s second smallest borough, Islington has a distinct ambiance, and is rich with contrasts. Residents can’t help but sing the praises of this buzzy district, extolling the depth and diversity of the neighbourhood, and the “spirt of cooperation” that runs through its every artery.
London’s second smallest borough, Islington may have a distinct ambiance, but it is rich with contrasts.
Branding consultants can spend their days alongside butchers and meat merchants in Clerkenwell, where the constantly cool Smiths of Smithfield stands shoulder-to-shoulder with traditional watering holes such as The Hope. Farringdon is an age-old haunt for media luvvies, who congregate outside coffee shops and city pubs in between letting their creative juices flow.
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
£1,251K
Average house price
£3,445
Average rent
3.4%
Average yield
-1%
Average price growth over last 5 years
8%
Average price growth 5-year forecast
14%
rental value growth over last 5 years
15%
rental value growth 5-year forecast
LIFESTYLE
19
'Outstanding' primary schools
437
Restaurants and Cafes
1,809
Number of Shops
OVERVIEW
It may be London’s smallest borough, but this perfectly formed neighbourhood breathes exclusivity. From Chelsea’s picture-perfect river frontage to Kensington’s salubrious residential streets, this is an area that’s known for effortless chic. The river comes alive in the summer, with rowers, boats and waterside verandas that are teeming with London’s coolest revellers.
And there’s no better place to while away an afternoon than in Kensington, where designer boutiques showcase the best of British and the restaurants of the minute satiate even the most refined palates.
A walk around Kensington is a journey back in time. The Great Exhibition first drew the architect elite to create icons such as the V&A museum and the Royal Albert Hall, and with careful restorations and considered new builds, and they’ve been making their mark there ever since.
FUN FACT
The Notting Hill Carnival is the largest street party in Europe.
Kingston upon Thames
PROPERTY MARKET
View full borough data
£473K
Average house price
£1,400
Average rent
4.0%
Average yield
19%
Average price growth over last 5 years
8%
Average price growth 5-year forecast
8%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
16
'Outstanding' primary schools
166
Restaurants and Cafes
737
Number of Shops
OVERVIEW
Amble along the river in this leafy London suburb, and you’ll be in mixed company. For Kingston upon Thames is a haven for commuters, families and students alike. Just 25 minutes from London Waterloo, this is the perfect destination for anyone seeking a less urban way of life. But beware, once you move here, it could well be hard to leave. From its periphery in Worcester Park, New Malden, Tolworth and Chessington, Kingston upon Thames edges from the bustling market town itself along the river to Surbiton.
With a diversity of neighbourhoods, this slice of suburbia offers the perfect mix of cosmopolitan living and the great outdoors.
Kingston is bursting with shops, including the highly successful Bentall Centre which has an abundance of high street and high-end brands. For foodies, the street food at Kingston’s daily market is a must, and Surbiton Farmers’ Market serves up gourmet game and cheeses, homemade cakes and jams – and a good dose of community spirit on a monthly basis.
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
View full borough data
£496K
Average house price
£1,993
Average rent
4.0%
Average yield
17%
Average price growth over last 5 years
9%
Average price growth 5-year forecast
15%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
33
'Outstanding' primary schools
344
Restaurants and Cafes
1,151
Number of Shops
OVERVIEW
If you’re looking for a full-bodied taste of London life, you’ll be sure to find it in Lambeth. One of London’s more expansive boroughs, Lambeth falls south of the Thames, sitting in between Croydon, Wandsworth and Southwark, and touching toes with Merton and Bromley to the south. The beauty of this London borough is its sheer breadth: there are few London locations that are quite as diverse as this one.
Stretching from tourist-central Southbank to family-friendly Streatham at its southern-most point, Lambeth is a glorious melting pot of contrasts. Nowhere else in London would cricket devotees rub shoulders with rockers and groupies, but as the Victoria Line shunters from busy Vauxhall down to vibrant Brixton, it’s clear that here in Lambeth, anything goes.
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
View full borough data
£405K
Average house price
£1,400
Average rent
4.2%
Average yield
29%
Average price growth over last 5 years
13%
Average price growth 5-year forecast
8%
rental value growth over last 5 years
16%
rental value growth 5-year forecast
LIFESTYLE
25
'Outstanding' primary schools
185
Restaurants and Cafes
1,107
Number of Shops
OVERVIEW
Step out into Lewisham and you’ll see streets lined with ambitious high-rises and imposing Victorian dwellings. This incongruous mix chimes perfectly with Lewisham’s own chequered history, which has seen the area decline from fashionable city-side retreat to a somewhat forgotten outer London suburb. But life in Lewisham is on the up: halfway through its twenty-year transformation programme, the area has metamorphosised into a contemporary city quarter, and there’s no looking back for this buzzy borough.
Sandwiched between Bromley, Southwark, Greenwich and Tower Hamlets, Lewisham has carved a name as one of the best value places to buy within Zones Two and Three in London. You can bag a new build here at a reasonable cost, and with house prices having grown a phenomenal 96% over the last decade, strong returns are likely, too. Development here has centred around Lewisham Gateway, a collaboration between Transport for London, the Lord Mayor and Lewisham Council.
FUN FACT
Blackheath Fireworks take place every year and it is the largest single free fireworks display in London.
Merton
PROPERTY MARKET
View full borough data
£488K
Average house price
£1,500
Average rent
4.1%
Average yield
19%
Average price growth over last 5 years
8%
Average price growth 5-year forecast
3%
rental value growth over last 5 years
21%
rental value growth 5-year forecast
LIFESTYLE
14
'Outstanding' primary schools
92
Restaurants and Cafes
481
Number of Shops
OVERVIEW
Head down to Merton and you’ll find deep-rooted communities, fast city connections and open space that’s more akin to the Home Counties than London itself. But Merton is anything but a well-kept secret: it is home to the All England Lawn Tennis Club, best known as the host of the Wimbledon Championships. This South London borough sits snugly between Kingston, Sutton, Croydon, Lambeth and Wandsworth.
The only London borough to be served by tube, rail and tram services, Merton is close to the A3 for an easy drive to London and the South East. Enter from the north, and you’ll be greeted by an abundance of lush green parkland, curtesy of Wimbledon and Putney Commons, which Merton shares with its neighbouring boroughs. The commons come into their own at Wimbledon Village, where grand old buildings look out onto meadow-like lawns and well-used duckponds.
FUN FACT
The founder of Liberty store, Arthur Liberty, started his business by hand-printing fabric here.
Newham
PROPERTY MARKET
View full borough data
£372K
Average house price
£1,650
Average rent
4.2%
Average yield
49%
Average price growth over last 5 years
11%
Average price growth 5-year forecast
12%
rental value growth over last 5 years
16%
rental value growth 5-year forecast
LIFESTYLE
30
'Outstanding' primary schools
196
Restaurants and Cafes
1,602
Number of Shops
OVERVIEW
Historically a centre for industry and manufacturing, Newham’s fortunes changed dramatically when UK was selected as a host nation for the 2012 Olympics. One of the six host boroughs for, Newham is home to the Olympic Park, including the London Stadium. The Games undoubtedly revolutionised life here, injecting tourism, business and widespread recognition into this borough which lies just five miles east of the City.
Newham’s sporting legacy is very much alive today. Walk through Stratford and you’ll be hard-pushed to miss the many sports facilities on offer and a thriving events programme makes use of its world-class facilities and continues to bring this blooming community together. And it’s not only sports buffs who’ve fallen for Newham’s charms: Westfield Stratford City is a draw for shoppers, with some 350 stores and services, and London’s biggest casino.
FUN FACT
Royal Docks used to be the central hub for trade as the world's largest shipping docks.
Redbridge
PROPERTY MARKET
View full borough data
£414K
Average house price
£1,300
Average rent
4.4%
Average yield
41%
Average price growth over last 5 years
17%
Average price growth 5-year forecast
11%
rental value growth over last 5 years
19%
rental value growth 5-year forecast
LIFESTYLE
24
'Outstanding' primary schools
152
Restaurants and Cafes
855
Number of Shops
OVERVIEW
If your spirits need lifting, venture eastwards to Redbridge. This convivial borough counts Waltham Forest, Newham, Havering and Barking and Dagenham as its London neighbours, with Essex to the north. Well connected by tube and rail, the Elizabeth Line will cut commuting times to central London, with Tottenham Court Road a little over 20 minutes away and Heathrow less than an hour. But Redbridge is not just a point of convenience for commuters.
A charming blend between village and city living, Redbridge residents have parks galore and endless woodland walks right on their doorstep, thanks to nearby Epping and Hainault Forest. A peak inside the many independent cafes and bars here will give you a taste of Redbridge’s community feel, which led to the borough being named the happiest place to live in London by the Office for National Statistics just 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
View full borough data
£638K
Average house price
£1,595
Average rent
3.8%
Average yield
11%
Average price growth over last 5 years
10%
Average price growth 5-year forecast
3%
rental value growth over last 5 years
22%
rental value growth 5-year forecast
LIFESTYLE
25
'Outstanding' primary schools
225
Restaurants and Cafes
965
Number of Shops
OVERVIEW
There’s a magical stretch of the River Thames where you’ll find boats bobbing on the water, overlooked by picture-pretty Georgian and Victorian houses that are dotted on the surrounding hills. A favourite with day-trippers and locals who spill out of its many en vogue bars and gastropubs to soak up the sun and the atmosphere, this is Richmond upon Thames.
One of London’s most expensive boroughs, you can expect to pay handsomely for a foothold here, but for locals who’ve become accustomed to its cosmopolitan chic and village-like feel while being within the realms of Zone 4, it’s worth every penny. Richmond is a cluster of villages, each with a strong sense of community built around support for local sports clubs, boutique local businesses and a busy events calendar.
FUN FACT
Twickenham Stadium is built on an old vegetable garden, which is why it is known as the 'cabbage patch'.
Southwark
PROPERTY MARKET
View full borough data
£475K
Average house price
£1,750
Average rent
4.1%
Average yield
14%
Average price growth over last 5 years
9%
Average price growth 5-year forecast
17%
rental value growth over last 5 years
22%
rental value growth 5-year forecast
LIFESTYLE
31
'Outstanding' primary schools
255
Restaurants and Cafes
1,054
Number of Shops
OVERVIEW
Regeneration in this South London borough has been high profile and highly acclaimed. Transformed into a connected and cosmopolitan pocket of London, Southwark is a popular borough to live and work in, thanks to initiatives such as the 1999 Jubilee Line extension and the more recent Elephant and Castle redevelopment programme. The arrival of new residential buildings to buy and rent, along with hotels, bars and restaurants are all helping modernise and improve Southwark even further.
The locating of the new City Hall, the headquarters of the Greater Local Authority, near Tower Bridge on the south bank of the Thames was a signal that that the borough has stretched the traditional boundaries of the City. It has since been joined by offices occupied by major law firms and other professional services. One of Southwark’s most recent phenomenon has been the rejuvenation of its railway arches. The 800 units within the underbelly that connects Waterloo and London Bridge have been primed for creative uses, with Flat Iron Square’s food and drink hub a shining example of success.
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
View full borough data
£368K
Average house price
£1,200
Average rent
4.3%
Average yield
31%
Average price growth over last 5 years
9%
Average price growth 5-year forecast
19%
rental value growth over last 5 years
19%
rental value growth 5-year forecast
LIFESTYLE
18
'Outstanding' primary schools
123
Restaurants and Cafes
601
Number of Shops
OVERVIEW
One of London’s southernmost boroughs, Sutton borders Kingston, Merton, Croydon, and Surrey’s rolling hills. House buyers can be sure to bag a bargain here – property is amongst the best value in the capital. And while house prices have grown tentatively compared to other London boroughs of late, homeowners can expect 9% house price growth over the next five years. Average rents are low compared with other boroughs, with relatively few private rental properties here, yields are good.
Once a borough made almost entirely of villages, Sutton offers all the trimmings of a busy outer London suburb, with the tranquillity and community of provincial life. Sutton’s town centre is jam-packed with handy shops, tempting restaurants and no end of places to grab a coffee and take five. The High Street’s pubs may have slowly made way for a throng of trendy new bars, but they’re still popular with locals wanting a friendly catch up.
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
View full borough data
£565K
Average house price
£1,995
Average rent
3.7%
Average yield
4%
Average price growth over last 5 years
7%
Average price growth 5-year forecast
21%
rental value growth over last 5 years
18%
rental value growth 5-year forecast
LIFESTYLE
27
'Outstanding' primary schools
363
Restaurants and Cafes
1,529
Number of Shops
OVERVIEW
This riverside suburb is a favourite for families who love the fact it’s close to the City, but with all the features of a village community. Coined “Nappy Valley” for its high pre-school population, Wandsworth has a blend of yoga studios, organic cafes and rolling green parks. This leafy community sits snuggly on the southside of the River Thames and borders a mix of high-end and more accessible boroughs. Putney life revolves around the Thames, which is scattered with rowing and river boats.
Revellers enjoy waterside pubs, while joggers make the most of the riverbank pathways. Putney High Street is a varied mix of cafes, restaurants and shops, and the Southside shopping centre in Wandsworth has more selection and a cinema. Amble eastwards, and you’ll see the iconic chimneys of Battersea’s tell-tale towers Power Station and the new Nine Elms area which as grown around it. This has quickly become an established modern community, with offices, shops and restaurants alongside new housing developments.
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
View full borough data
£972K
Average house price
£3,325
Average rent
3.5%
Average yield
8%
Average price growth over last 5 years
9%
Average price growth 5-year forecast
24%
rental value growth over last 5 years
15%
rental value growth 5-year forecast
LIFESTYLE
19
'Outstanding' primary schools
2,087
Restaurants and Cafes
5,867
Number of Shops
OVERVIEW
There’s so much to this inner London borough that it’s one of the few with ‘city’ status – which is little surprise given its significance on the UK and world stage. With much of central London within its reach, Westminster stands west of the City, east of Kensington and Chelsea and hugs the Thames to the south. Home to some of London’s most defining landmarks, Big Ben, the Houses of Parliament and the London Eye to name but a few, Westminster is the centre of UK politics and a prime tourist spot, while residents love its proximity to the City and West End.
Westminster is a borough of contrasts. Away from the government district, there are large open spaces in Royal Parks, vibrant entertainment centres around Soho and the West End, and the affluent enclave of Mayfair. With some of the Capital’s most on-trend bars and nightclubs, this is where the rich and famous come out to play.
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
View full borough data
£440K
Average house price
£2,195
Average rent
4.0%
Average yield
16%
Average price growth over last 5 years
4%
Average price growth 5-year forecast
18%
rental value growth over last 5 years
21%
rental value growth 5-year forecast
LIFESTYLE
27
'Outstanding' primary schools
247
Restaurants and Cafes
1,049
Number of Shops
OVERVIEW
Head east from the City to the north bank of the River Thames, and the high-rises that occupy the skyline are a sure sign that you’ve reached Tower Hamlets. This once unassuming quarter of London is more popular than ever today – and with its population expected to grow by 20% within the next ten years alone, this is set to continue.
Home to much of the redeveloped Docklands and Canary Wharf’s epicentre on the Isle of Dogs, the swathes of high-end developments that attracted city workers in the 1990s have slowly been interspersed with more affordable housing. And as regeneration in Tower Hamlets’ outer reaches continues apace, there’s a continued investment in amenities and infrastructure. The community here is thriving, with locals having built close communities that are normally at odds with city living.
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
View full borough data
£435K
Average house price
£1,391
Average rent
4.1%
Average yield
44%
Average price growth over last 5 years
9%
Average price growth 5-year forecast
19%
rental value growth over last 5 years
17%
rental value growth 5-year forecast
LIFESTYLE
14
'Outstanding' primary schools
184
Restaurants and Cafes
1,007
Number of Shops
OVERVIEW
This north-east London borough stands to the west of the River Lea, its northern and southern sides divided by the North and the South Circulars. From its Zone 3 location, Waltham Forest’s commuter population has the best of both worlds: the Victoria Line delivers workers to their desks in good time, while there’s also an Overground alternative via Liverpool Street. Yet Waltham Forest has a whole host of selling points above and beyond location.
Named London’s first ever Borough of Culture in 2019, this diverse area is bursting with life. The borough’s epicentre is Walthamstow, whose desirability was once restricted to its village heartland. Fast forward to today, and its outer edges are more sought after than ever. Families love Walthamstow for its strong supply of primary schools, while its pubs, restaurants and boutique shops are a draw for could-be residents of all ages.
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
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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 Dorfman National 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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Flanked by the Thames to the north, Erith yacht club has made a name as one of London’s leading sailing venues, while there’s no better place to take in the waterside vistas than Danson Park. The stunning spaces at Hall Place and Gardens come alive in the summer with a variety of events, and Bexleyheath’s Red House is a prime example of the Arts and Crafts movement that stemmed here in the 19th century.
From Longlands to North End, and Thamesmead East through to Cray Meadows, Bexley is peppered with cafes, restaurants and a tempting selection of shops.
The performance of schools in Bexley is improving, and levels of employment are good. What’s more, house prices are lower than the London average - and with a commitment to build more homes and workplaces, there’s plenty of choice for potential buyers.
And there’s more to come, with ambitious plans for shops, bars and restaurants to cater for Brent’s growing population - which is set to increase by 10% in the next ten years alone.
For all its development, there are plenty of places to take stock here in Brent. Queen’s Park centres around a stunning 30-acre oasis, which is a favourite for families and dog walkers alike.
Kilburn offers an abundance of cafes and restaurants, while the views from Dollis Hill’s Gladstone Park are excellent. With great transport links for weekday workers and no end of options for whatever the weekend holds, Brent is a great place to call home.
Olympic athlete Dina Asher-Smith was born and bred here, no doubt making full use of some of the 900 leisure facilities in the borough. With no less than 27 outstanding primary schools, it’s clear to see why Bromley has fast become a favourite for young families. And with local attractions including the Chislehurst Caves, Kelsey Park and Church House Gardens, there’s something here for everyone, resident or not.
Venture off the beaten track, and the outer edges of this thriving borough are a tapestry of picturesque towns and villages. From tranquil Keston, to buzzing Beckenham and uber-glam Chislehurst, each comes complete with its own distinctive character, while sharing the warm and welcoming atmosphere that makes Bromley truly unique.
Camden Town is the epicentre of the unconventional: an unlikely mix of pop-ups, shops and live music venues, this canal-side neighbourhood is famed for its market which is bursting with fashion and curiosities, and is a favourite for tourists, teenagers and punks.
You’ll also find a large slice of London’s offices in this borough, but a surprising amount of open space too.
Camden has just shy of 40 conservation areas, which protect the popular walks and vistas in Regent’s Park, Primrose Hill and Hampstead Heath.
Camden is well connected, with three mainline railway stations, including London St Pancras, which links the capital to France, Belgium and The Netherlands.
Commuters have no end of choice when it comes to getting to the City: Camden boasts 17 Underground stations and is just a short walk from the Square Mile itself.
With an abundance of museums, sports facilities and London Zoo, Camden is an area where there is lots to do.
But, proximity to the office aside, what’s the big attraction? The City is a shopper’s paradise, with designer boutiques bearing must-have luxury goods for cash-rich, time-poor professionals, and an array of markets offering something for everyone.
And there’s no end of places where locals can take five from their busy lifestyles and refuel, from Michelin-starred restaurants to fast-food outlets and coffee houses. And true to a city that never sleeps, there’s street upon street of bars and nightclubs to keep revellers entertained out of hours.
With a good share of the capital’s higher education institutions, including King’s College, SOAS and UCL, there’s a ready supply of tomorrow’s talent here in the City.
Residential property is sought after and in short supply. Prices reflect this, with studios and one-bedroom apartments popular as pied-a-terres for professionals keen to keep the commute to a minimum.
The Boxpark development is fast revamping the town centre, bringing with it some of the biggest names in leisure and retail. Croydon’s business community is thriving, thanks to established names and a host of new employers who’ve set their sights on its new office spaces, good transport links and local talent. And with Croydon’s reputation as a trendy alternative to central London growing fast, developers are working hard on a host of new housing across the breadth of the borough.
Croydon may be bursting with shops, cafes and restaurants, but there’s an abundance of open space here should residents want to take five from all that the bustling town centre has to offer. The riverside walks at Wandle Park are a great antidote for the hustle and bustle of Broad Green, while the Victorian gardens at nearby Crystal Palace Park are the perfect place to kick back and relax.
And there’s plenty here for the growing number of families deciding to call Croydon home. The South Norwood Country Park has a brand new playground, golf course, and cycle paths. And with the rolling Surrey hills and stunning Sussex coastline just a short distance away, Croydon is a true breath of fresh air.
Ealing’s allure goes much further than the town of its namesake. From Acton at the east to Southall and Northolt to the west, this multicultural borough boasts a variety of shops, from big-name brands to steadfast independents. There's an array of restaurants along with a mix of trendy bars and traditional English pubs.
With a tapestry of parkland and grassy enclaves, Ealing is busy with families and dog-walkers. The gated Walpole Park boasts a picture-perfect lake and playground, while Northala Fields and Pitzhanger Manor and Gallery are tranquil oases within the borough’s outer fringes. With many good schools and lots to do, it’s clear why people chose to put down roots in Ealing.
Once Lord Sebastian Coe’s former training ground, and with Enfield’s present-day residents including a host of celebrated cricketers and footballers, it seems there’s something of a competitive spirit in the air here.
This is an area that’s rich with education. Home to three of Middlesex University’s campuses, Enfield is a favourite for local and international students. There are 26 ‘Outstanding’ schools here, and Enfield’s renowned Chicken Shed Theatre boasts the largest theatre group in Europe.
A borough that spans from Cockfosters and Southgate in the west to Enfield Highway and Lower Edmonton in the east, Enfield nestles between Welwyn Hatfield and Broxbourne in the north and Haringey in the south. Well-served by a mix of Underground and Overground stations, Enfield’s solid transport links will take on a new dimension when the new railway station at Meridian Water opens for business, delivering commuting residents to London Liverpool Street in just 24 minutes.
And there’s no end of attractions here to entertain locals when they’ve hot-footed it back home. The gardens surrounding Trent Park House are a delight all year round, while the Grade 1-listed Forty Hall offers something for everyone through its ever-changing events and exhibition programme. There are some 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, commanding good long-term and shorter-term growth, and with modest rental prices delivering good yields, buying here could well prove a walk in the park.
The is now one of London’s top venues for hosting major music concerts and elite sporting events. The 20,000-capacity arena redefined the Docklands’ skyline in the tail-end of the nineties, and has bought some of the world’s most celebrated artists to this once desolate pocket of London. With a resident music club, multi-screen cinema and a host of bars and restaurants, this is a the centrepiece for entertainment in the borough.
Greenwich is awash with restaurants which serve up something for every taste. The stretch of the river from Greenwich West to Woolwich Riverside and Thameside Moorings is peppered with an array of eateries and watering holes with sumptuous river views, while Greenwich Market offers a diversity of foods and delicacies, seven days a week.
Linked to the City via the Jubilee Line, DLR and imminent Elizabeth Line, Greenwich is a favourite for city workers. And canny residents have wised up to the benefits of travelling by river: the boats that run between Greenwich Pier and the city centre bypass the crowds, and offer great views.
With a host of homes currently under construction, want-to-be residents can take advantage of affordable buying and rental opportunities. And with house prices expected to rise even further as Crossrail beds in, it seems there’s much more to this relatively new borough than its links with the past.
As home to the world-famous Tech City, it’s little surprise that Hackney is a hotspot for tech-heads and entrepreneurs. Look a little closer, however, and you’ll find a growing professional population, with city workers failing to resist the area’s infectious charm. And it’s easy to see why. Hackney caters for the diverse tastes of its population, from Michelin-starred restaurants to off-the-wall night spots including The Moth Club, The Dalston Superstore and Sink the Pink.
This is a place where you can take your pick from archetypal English drinking holes and trendy gastropubs, organic cafes, pop-ups and takeouts.
There are no less than ten museums on hand to keep locals entertained, from Victor Wynd’s Museum of Curiosities, the Museum of Modern Art and Hackney’s very own Happiness Museum. With a boatload of ‘outstanding’ schools, local employment opportunities and red-hot links to the City, it’s little wonder why prices have rocketed here.
But for all the new developments, culture and clubs, it’s the people of Hackney that make it so unique. As one local told us, “There is a kind of open-mindedness that probably comes from the melting pot of people. It feels like home.”
The rest of the borough has seen its fair share of regeneration, too, with a swathe of new developments popping up on the banks of the River Thames and at bustling Earl’s Court. Property remains some of the most sought-after in the capital, the leafy tree-lined streets that lead the way from Fulham to Parsons Green and its riverside boundary popular with families.
Hammersmith and Shephard’s Bush are popular with young professionals, who enjoy their bright lights, buzz and Central Line location.
An area that’s rich with amenities, the indoor-outdoor lifestyle draws 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.
Home to Chelsea Football Club, Fulham and Queen’s Park Rangers, it’s a borough that is popular 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 age-old amenities alike, Hammersmith and Fulham is a quintessentially English borough with a long-standing knack of staying on-trend.
There’s an abundance of stately homes here that tell Haringey’s colourful past, from the 17th century Kenwood House, which comes alive with concerts and open-air film nights in the summer, to Haringey’s Grade I-listed Bruce Castle, which houses fascinating historical collections, archives and art exhibitions.
Crouch End, Muswell Hill and Highgate are a mecca for shoppers, with family-owned bookshops and antique stores, and there are a host of boutique cafes for when browsers need to take five.
Head to Finsbury Park and an eclectic mix of shops lines the busy Seven Sisters, Blackstock and Stroud Green Roads, while the restaurants serve something for every taste.
Regular events bring this diverse community together, from the festivals, concerts and farmers’ market at the iconic Alexandra Palace to Finsbury Park’s ever-popular Wireless Festival.
A borough that’s framed by landmarks ranging from the North London Central Mosque to a host of football stadiums, this is multicultural living at its best. As Haringey residents will tell you, nothing quite beats going against the grain.
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 age-old 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 one of the best places in the Big Smoke to kick back and take stock.
Uxbridge is one of the leading business communities within greater London, with key European offices of major brands including Cadburys, Apple and PwC. Twenty miles from the City, Uxbridge is the final stop for branches of the Metropolitan and Piccadilly Lines, and its two shopping centres have residents’ full needs covered. For some R and R, head down to the Grand Union Canal where you’ll find cycleways, pubs and families making the most of this suburban oasis.
The Grade-II listed dwellings interspersed around nearby Ruislip hark back to its rural village roots, which spring to life every fortnight at the Great Barn’s Duck Pond Market. And for a slice of quintessential country life, head to Ickenham, where Georgian manors, including the impressive Swakeleys House, and a picture-perfect village centre will make you feel you’re a world away from London.
