June, 2024 - indomaret.uk

10 best places to live in North West London

Jun 30, 2024 indomaret.uk 0 Comment

Looking for a quieter, calmer version of London living? You’ll find it in the northwestern part of the capital. We take a look at the 10 best places to live in North West London and discover that there are more than a few surprises in store. Affluent, inviting and packed with opportunities for quasi-village living, North West London’s areas are still surprisingly diverse.

Let’s review the main areas of North West London before diving into our top-rated developments. These are the best places to live in this part of the capital, as voted by HomeViews verified reviewers.

10 best new homes developments in North West London

Our rankings below list the 10 highest-rated developments in North West London. These scores are determined purely by verified residents on HomeViews, i.e. the people who actually live there. Residents provide independent reviews on every aspect of living in their new home. Review categories include facilities, design, location, value and management. Take a look to find your perfect North West London home.

*PLEASE NOTE these rankings take into account how recently reviews have been submitted, so may not match the overall star ratings shown. More recent reviews are given a greater weighting to reflect current building performance.

In green and serene Harrow, just a 12 minute train from Euston, you’ll find The Palm House. It’s filled with fully-furnished studio apartments and shared spaces, each designed for an effortless living experience. Here, you can enjoy an onsite co-working space, gym, cinema, cafe and two panoramic roof terraces, all included in your monthly rent. You can meet your neighbours and get stuck in at daily events, from boxing classes to wine tasting masterclasses.

The Palm House is a recent addition to the HomeViews review lists but it has very quickly shot into the number one slot for North West London, attracting more than 50 glowing reviews!

Read reviews and details of The Palm House, HA3

Image of The Quarters Swiss Cottage, NW3

Taking second place, The Quarters Swiss Cottage accommodates 102 self-contained spacious units for short-term stays. Guests can enjoy a range of services and amenities, including in house maintenance and housekeeping. Similarly, Finchley Road station is less than a minute’s walk away, meaning easy access to transport links. Likewise, there is a great selection of shops, restaurants, bars and outdoor space close by.

Read reviews and details of The Quarters Swiss Cottage, NW3

Recently jumping up to number 3, Madison is a Build to Rent development in Wembley, close to Wembley Stadium. Quintain Living’s eighth development contains 381 rental homes. Madison is sophisticated and exudes ‘Mad men’ cool. Its interiors combine a range of mid-century modern and contemporary design influences and it overlooks and opens out onto the leafy Union Park. Living here is so much more than just your apartment.

Read reviews and details of Madison, Wembley Park, HA9

Image of L&Q at Colindale Gardens Private Rental, NW9

Sitting in fourth place is L&Q at Colindale Gardens. This popular rental-only development comprises 211 apartments, which ranges from one, two and three-bedrooms. Residents benefit from an on-site concierge, a private balcony and from being only a 10-minute walk from Colindale station, which is serviced by the Northern line.

Read reviews and details of L&Q at Colindale Gardens Private Rental, NW9

Hitting fifth place right out of the gate, Edgwarebury Manor is relative newcomer with plenty of happy residents offering excellent reviews. The development is a private gated family housing setup offering 2, 3 and 4 bedroom homes, as well as 1 and 2 bed apartments. As well as being close to plenty of green spaces, Central London is also an easy 30 minutes away.

Read reviews and details of Edgwarebury Manor, HA8

In sixth, Eden House is located at Lowlands Road, Harrow-on-the-Hill, where the newly renovated building offers 73 luxury apartments. The development features 1 to 4 bedroom apartments, available furnished or unfurnished for long-term letting. Each apartment is designed with ample storage, quality furniture, and superb kitchens and bathrooms featuring Siemens appliances. Key features include in-built Sonos speakers and some flats have outside spaces. It’s conveniently close to Harrow town centre and the station, providing easy access to Central London in as little as 16 minutes.

Read reviews and details of Eden House, HA1

Taking the number seven spot in our best places to live in North West London is The Quarters Kilburn. This HomeViews award-winning rental only development in the heart of Kilburn has 82 self-contained studios. Little Venice, Abbey Road, Regent’s Park and Lord’s Cricket Ground are all nearby, while the development is just five minutes from Kilburn Park station, giving residents access to central London with Euston only a 7-minute journey away. The Quarters offers a secure, comfortable managed environment and residents love its winning combination of excellent build quality, management team and location.

Read reviews and details of The Quarters Kilburn, NW6

Occupying the 8th spot in our rankings, Queen’s Park Place is a new-build development from London Newcastle made up of 116 contemporary apartments and penthouses arranged around private courtyard gardens. It’s neighboured by Queen’s Park station, which offers Bakerloo line services into Paddington Station in less than 10 minutes.

Read reviews and details of Queens Park Place, NW6

Ninth-placed Bradstowe House is located in the heart of Harrow, just a short walk from Harrow on the Hill train station. Built by Comer Houses and managed by Greystar, the development houses one and two-bedroom apartments. Along with this, it also features a number of penthouses, all of which are available as rental-only. Residents’ at Bradstowe House have access to an on-site gym, a lounge and a 24hr concierge.

Read reviews and details of Bradstowe House, HA1

The final spot in our rankings goes to Uncle Wembley, which comprises 239 one, two and three bedroom apartments in Wembley. Residents here benefit from a private gym, wellness room, roof terrace and from it being pet-friendly. The development is also just a 4-minute walk from Wembley Central Station, as well as various local amenities.

Read reviews and details of Uncle Wembley, HA9

Living in North West London

The North West of London has undergone a lot of change in recent years, with more on the way as London’s outer zones become increasingly desirable. While prices across the UK started to stagnate in 2023, those in North West continued to creep up, albeit at a relatively slow rate.

According to Rightmove, the average price for property in North West London was around £855,000 in June 2024. With prices creeping up, young professional renters are arriving in increasing numbers.

A big part of the attraction of North West London is its blend of rural and city living. Many areas feature beautiful green spaces and village lifestyles, combined with the benefits of excellent access to central London.

North West London areas

Hampstead, Belsize Park and St John’s Wood make up the most prominent ‘village living’ areas of North West London. Between them, they offer up some of the best parkland and leafy suburbs in the city, particularly Hampstead Heath. St John’s Wood is also where Lord’s Cricket Ground – the sport’s spiritual home – is located.

While country walks and cricket matches have plenty of appeal, there’s excitement here too. The bustling shopping centres and quirky vintage markets of Camden are just the beginning. Camden is as colourful as anywhere in London, and enjoys its well-deserved status as an icon of multicultural coolness.

There are also more affordable property prospects in Colindale, which is undergoing a major makeover through urban regeneration programmes. Like Camden, Colindale enjoys an extremely diverse and exciting food and shopping scene, as well as outstanding transport links.

For more information on what makes North West London attractive for buyers and renters, explore our full area guide. It features a full list of the best places to live in North West London according to verified resident reviews.

10 best places to live in London Docklands

Jun 27, 2024 indomaret.uk 0 Comment

Who knows the Docklands best? The people who live there! Discover the best places to live in London Docklands according to the residents who have watched it evolve. With hundreds of millions of pounds continually being invested in the area’s regeneration, there’s more reason than ever to take a look.

The 10 best places to live in London Docklands – according to residents

Our list of the best places to live in London Docklands is made up of the 10 developments with the highest star ratings from our reviewers. Click on any of the listed developments below to see a breakdown of exactly how residents rate them. You can also read the full list of reviews.

*PLEASE NOTE these rankings take into account how many reviews a scheme has and how recently those reviews have been submitted, so may not match the overall star ratings shown. Buildings with a larger number of more recent reviews are given a greater weighting to reflect current building performance.

Number one in London’s Docklands area is 30 Harbord Square. This rental development a selection of affordable studios, one, two and three-bedroom apartments at 30 Harbord Square in Canary Wharf. Every apartment has been designed to a high-specification and all residents benefit from waterside views of the Thames or westwards towards Canary Wharf. Residents can discover Canary Wharf’s latest neighbourhood, Wood Wharf, and a buzzing residential community set within acres of parks, overlooking the O2 and Greenwich.

Read reviews and details of 30 Harbord Square, E14

Residents at second-placed Sailmakers’ say they enjoy the great views, convenient location and wide range of facilities on offer, including pool, gym, pool tables, quiet areas, terraces and more. Situated within Harbour Central on the Isle of Dogs, Sailmakers’ is within 5 minutes’ walk of the DLR and less than a 10-minute walk from the heart of Canary Wharf.

Read reviews and details of Sailmakers, E14

In third, named after renowned botanist Nathanial Bagshaw Ward, Wardian London is a unique residential development from EcoWorld and Ballymore, and designed by Glenn Howells. The development offers one and two-bedroom apartments and a collection of suites, all close to Canary Wharf’s Jubilee line, DLR, Thames Clipper services and London City Airport. Residents routinely give top scores for the development’s design, complimenting the architecture, interior design and added touches such as the fresh flowers on display in the communal areas.

Read reviews and details of Wardian London, E14

The Liberty Building is a residential development from Telford Homes, It features one, two and three-bedroom apartments and a penthouse. There are 155 units here (30% affordable) in a trio of ‘cluster’ towers that dominate the Canary Wharf skyline. Also, residents will have access to enviable transport links to the City, Stratford and the West […] Read reviews and details of The Liberty Building, E14

Manhattan Plaza is a collection of one, two and three-bedroom luxury apartments from Telford Homes. Set in Canary Wharf, it is close to the area’s Jubilee and DLR services. Also, the 02 Arena is easy to get to. In addition, booming Stratford is nearby, home to the Queen Elizabeth Olympic Park, East Village and the […] Read reviews and details of Manhattan Plaza, E14

Newfoundland is the tallest build-to-rent building in London and a new iconic addition to Canary Wharf. Rising 58 storeys above the River Thames, it offers carefully designed apartments for rent with expansive views of the City or the Estate. VERTUS+ provides residents with access to amenity spaces, a curated events programme, and perks from Canary […] Read reviews and details of Newfoundland, E14

Our seventh London Docklands development is 10 George Street, which rises 37 storeys above Canary Wharf’s new district, Wood Wharf. There are 327 ultramodern apartments available, all overlooking waterside gardens and boardwalks below. In addition, residents have exclusive access to “Club Vertus.” This includes access to a 24/7 gym studio, self-service bar, private dining room and lounge which opens out onto a large, south-facing terrace. Residents love this mix of exceptional on-site facilities and easy access to the thriving Canary Wharf scene.

Read reviews and details of 10 George Street, E14

Taking eighth place, Baltimore Wharf is a mixed-use development from Galliard Homes, comprising residential units, retail outlets and a luxury hotel. There are 1-2-bedroom apartments, premium duplexes and penthouses on offer here. The development is moments from the Crossharbour DLR Station and Canary Wharf is less than a 10-minute walk away.

Read reviews and details of Baltimore Wharf, E14

Ability Place takes ninth position, and residents say that there’s everything you need on your doorstep, from the on-site spa and gym to the great mix of local restaurants, playgrounds and shops. All of this is backed up by solid transport links in the form of the nearby Jubilee Line link via Canary Wharf and the extensive bus network connections.

Read reviews and details of Ability Place, E14

Our final spot goes to New Union Wharf, a development in the heart of a vibrant riverside community on the Isle of Dogs. The scheme provides a mix of apartments and maisonettes arranged around shared podium courtyards. Additionally, most of the units here have views across the River Thames.

Read reviews and details of New Union Wharf, E14

Where are the Docklands in London?

The London Docklands constitute nine square miles of riverfront, ranging across the diverse boroughs of Southwark, Tower Hamlets, Lewisham, Newham, and Greenwich. It was one of the worst poverty-stricken areas of the capital in the 1980s. But, thanks to 30 years of urban regeneration efforts, they are completely renovated and revitalised. This multi-decade effort has really changed the Docklands’ fortunes for the better.

What happened to London Docklands?

Seeing beyond the derelict sprawl, private investors and successive government initiatives have turned wasted land into thriving communities. Today, you can see the carefully planned blending of the old and new. Neighbourhoods like Canary Wharf, the Isle of Dogs, Limehouse, Wapping and Woolwich have created beautiful cityscapes of modern architecture, while at the same time retaining much of their historical roots and charm.

What’s it like to live in London Docklands?

The Docklands are constantly changing, as expansion projects and ongoing property development build on previous successes. Currently, the area offers a quieter, laid-back riverside lifestyle, but with plenty to keep you occupied.

There’s a thriving cafe, bar and restaurant scene, with a slightly more relaxed nightlife offering. You can also find good schools aplenty here, with more on the way. Fortunately, transport links are also steadily improving, with the DLR (Docklands Light Railway) undergoing ambitious expansion plans.

This makes the area most appealing to families and young professionals. With a widening range of properties available at appealing prices, solid commuter links and plenty of local colour, the London Docklands are attracting new residents with increasing confidence.

What are average property prices in London Docklands like in 2023?

At the time of writing (October 2023), the average selling price for London Docklands property is around £559,000. This is according to Zoopla’s latest sales data. There isn’t a vast price range either – flats go for about £531,000 while semi-detached and detached properties have averages of £707,000 and £793,000 respectively.

Simply put, London Docklands is an expensive, desirable area that still has a serious upward trajectory on property prices. You’re not going to find cheap options here, but there may be cost-effective and competitively priced properties for those with a careful, patient approach.

Interested in knowing more about how the TFL expansion plans will affect the London Docklands? Click here. We also have guides to the best places to live in Canary Wharf and other East London areas.

HomeViews provides verified resident reviews of the UK’s housing developments. We’re working with developers, landlords and the Government to recognise high performers and help to improve standards in the built environment.

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10 best private schools in London and where to live nearby

Jun 24, 2024 indomaret.uk 0 Comment

Discover the 10 best private schools in London according to the 2023 League Tables for A-Levels results. With each school, we suggest family-friendly areas close by, and provide resident reviews of available homes there. Find the perfect school for your child and the ideal home for your family, all in one go!

London maintains one of the UK’s highest concentrations of the best private schools in the country. Our top 10 list below is based on the percentage of A or A* grades achieved at A-Level in 2023. You can view the full 2023 London Independent Schools league tables here.

Browse through the top 10 schools below. Attached to each ranking is a dedicated area guide for more information and new homes available nearby.

*Please note that in 2021, students did not sit public examinations due to the ongoing COVID-19 pandemic. Grades were awarded by teachers according to strictly controlled internal assessment criteria.

Best private schools in London

1. St Paul’s Girls School

87.83% A-A*

Going straight to the head of the class, the top position of the best private schools in London for 2023 is St Paul’s Girls’ School in Brook Green, Hammersmith. The day school for girls achieved an impressive 87.83% A or A* for A-Levels in 2023.

St Paul’s was founded in 1904 as a complement to the boys’ school that dates back to the sixteenth century. Gustav Holst and Herbert Howells were former Directors of Music at the school. Famous alumni of the school include the former Acting Leader of the Labour Party Harriet Harman, comedian Jennifer Saunders and actors Rachel Weisz and Misha Barton.

Ideally located for parents of children at St Paul’s Girls School, Hammersmith combines all the benefits of convenient access to central London, the City and the M4 with a leafy, relaxed environment. Its residential side streets and high-end newer developments sit comfortably alongside its excellent shopping and leisure options.

2. City of London School for Girls

Hitting the middle spot on this prestigious list, James Allen’s (JAGS) is one of the most sought-after girls’ schools in the capital. Sitting pretty across a glorious 22-acre site in Dulwich, it also enjoys easy access to the rest of South London via excellent transport links. JAGS has a diverse student body, and the focus is to encourage intellectual curiosity through a wide range of extra-curricular activities.

Southwark is nestled on the South Bank of the Thames, and among its luxury riverside apartments and ultra-modern offices, are some of London’s biggest icons. This area is rich in culture, architecture and entertainment, charming millions of visitors (and residents) each year. For the Read more about Borough of Southwark

6. Highgate School

85.04% A-A*

Climbing up from 8th place in 2022 to 6th in 2023, with results of 82.83% A-A* at A-Level, Highgate School is a co-educational day school with a history dating back to 1565.

Founded by Sir Roger Cholmeley, a favourite of Queen Elizabeth the First, Highgate School has grown from educating 40 male scholars to 1,400 boys and girls today. It’s also closely connected to Tottenham Hotspur FC, the school’s principal business sponsor.

Its former pupils call themselves Cholmeleians or Old Cholmeleians (OCs), after Sir Roger Cholmeley. They include Poet Laureates Sir John Betjeman and Nicholas Rowe, composer Simon Bainbridge and film director Adrian Lyne.

Islington is a borough of many faces. Its mish-mash of neighbourhoods each have their own distinct personality, from the urban bars and pubs of Angel to the chintzy antique stores of Camden Passage. Its properties have many guises, too – there are in-the-thick-of-it luxury Read more about Borough of Islington ?>

4.56

Average Location Score

7. King’s College School

82.61% A-A*

King’s College School in Wimbledon is ranked at number 7 in 2023. This boys’ day school was founded by Royal Charter in 1829 and includes nearly 80 acres of grounds and sports fields, both on the main school site and nearby.

The school enjoyed a successful 2023, climbing into the top 10 in London with a success rate at A-level of 82.61%. An impressive 98.07% of pupils reached the maximum grades at GCSE level.

There’s been a huge resurgence in South West London’s property scene of late, namely because this is an area of the capital with so much potential. The term ‘something for everyone’ is thrown around wildly, but in South West London’s case it’s actually justified. Read more about South West London

8. Alleyn’s School – Dulwich

78.42% A-A*

In 8th, Alleyn’s is a co-educational day school that’s another top performer in the leafy, affluent suburb of Dulwich in South East London. 2023 saw its senior students perform admirably with over three quarters achieving the top grads A*-A. There are around 1000 students in the senior school from age 11-18, though the school started out with just 12 children back when it was founded in 1605. The campus is an inviting blend of architectural styles, and boasts a sizeable theatre, indoor swimming pool and large sports hall.

South East London stretches from SE1 down to SE20, encompassing the London boroughs of Bexley, Bromley, Greenwich, Lewisham and Southwark. Such a huge slice of the capital naturally has lots of different guises and offerings; from out-of-this-world dining scenes to riverside living and everything Read more about South East London

9. Godolphin & Latymer School

78.20% A-A*

Godolphin & Latymer School climbs up to the 9th spot on our list with 78.20% A-A* A-level grades in 2023. The school is located in Hammersmith, West London and was given the title of Independent Secondary School of the Year for 2020 by The Sunday Times.

The school’s history dates back to 1707, but the school moved to its current site on Iffley Road in 1862. Notable former students include actress Kate Beckinsale, singer Sophie Ellis-Bexter and journalist and broadcaster Nigella Lawson.

As a place to live, Hammersmith W6 combines all the benefits of convenient access to central London, the City and the M4, with a leafy, relaxed environment. Its residential side streets and high-end newer developments sit comfortably with excellent shopping and leisure options. These Read more about Hammersmith

10. City of London School for Boys

76.40% A-A*

City of London School for Boys was established in 1834 and has sat in its current site between the Thames and St. Paul’s Cathedral since 1986. The school has excellent facilities on-site, including an indoor swimming pool, while there are also playing fields in nearby Grove Park.

There are 878 day pupils at the school. 2023 results included 76.40% of pupils achieving A or A* at A-level, as well as 92.40% achieving top marks at GCSE.

4.57

Average Location Score

As you can see from the list, the competitive standard among these top-ranking schools is incredibly high. Students at 2023’s top-achieving private school – St Paul’s Girls School – managed a remarkable 87.83% of A-Level grades at A or A*. Our list includes both day and boarding options, as well as girls’, boys’ and several co-ed schools. With this range of admissions options, and different London areas, you should be able to find the ideal school for your children.

FAQs on London Schools

Which part of London has the best schools overall?

If you’re talking about all London schools’ aggregated scores as awarded by Ofsted, then Harrow is the top-performing London borough. 38% of schools in Harrow have an ‘outstanding’ rating.

Which London borough has the most grammar schools?

Bexley is the London borough with the most grammar schools, boasting no fewer than four. All of them have an exemplary reputation, making Bexley a hub for grammar school excellence.

Is London a good city for university education?

London is one of the best cities in the world for providing a university education. It has 18 universities in total. Many of them rank within the top 100 universities in the world. Two of them rank within the top 10! These are at Imperial College London number 7 globally, and University College London (UCL) in joint 8th.

Where are the best universities in London?

If you’re seriously thinking beyond secondary school and into higher education, you may want to know where to look for the best universities in London.

Like many of the best private schools London offers, many of the best London universities are located centrally. Imperial College is located in South Kensington, while UCL’s main campus is in the Bloomsbury area. LSE (London School of Economics) is located in the borough of Camden and Westminster. City University’s main campus is in Islington.

However, you can find many of them spread a little further out. For example, you’ll find King’s College in Southwark. Also, many of the top London universities maintain key buildings outside central London.

FAQs on UK Private Schools

What is a private school?

In the UK, a private school, also known as an independent school, is a school that is not financially supported by the government. Instead, it supports itself by charging fees to its students. Private schools do not have to follow the national curriculum, and they do not use catchment areas when offering places to students.

Who can go to a private school?

Different private schools have different selection criteria when deciding who will be offered a place. Most private schools have entrance exams that they require applicants to take. An application may also involve a face-to-face interview with the headteacher or relevant staff members. Performing well on these tests and interviews should be enough to secure a place. The other main criterion is being able to afford the school’s termly fees.

Private schools generally do not make placement offers based on:

Where you live
Your nationality (international students are allowed to attend private schools)
Your religion (if the school is secular. There are many faith-based private schools in the UK)

What types of private schools are there in the UK?

The main types of private schools in the UK are:

Pre-Prep Schools – For children aged 4-7
Prep Schools – For children aged 8-11 or 8-13
Senior Schools – For children aged 8-11 or 13-16 or 18, depending on whether they offer a Sixth Form
All-Through Schools – For children aged 3-16 or 18 (Sixth Form depending)
Private Sixth Form Colleges – For students aged 16-18

UK private schools may be single sex or coeducational, faith-based or secular. Some are purely for day pupils or boarders, while many offer both options.

How much does private school cost?

In 2022-2023, the average private school fees across the UK were £15,200. If you are boarding at private school, the cost is substantially higher at just over £37,000 per year. If you look at “per term” averages, the cost is now at £6,944 for day pupils, and £12,344 for boarders.

How many students attend private school in the UK?

The proportion of students attending private schools has remained steady for the past 20 years, at around 6–7%. There are about 560,000–570,000 privately schooled students in England. In some parts of the UK, this concentration is higher. In Edinburgh, for example, about 25% of all school-aged children go to private school.

Is private school worth it in the UK?

Whether private schooling in the UK is worth the fees is a difficult question to answer. Private schools objectively offer their students more resources and facilities than state-based schools. If you take the 2022-2023 average private school fees of £15,200, this is nearly 90% higher than state-school spending per pupil for that year, which was £8,000.

While private schools have operating costs to cover, this spending gap means privately schooled children almost always gain access to a greater range (and better quality) of physical resources than state-schooled children. They also tend to experience significantly smaller class sizes, and more individual attention from their teachers.

However, lots of studies and anecdotal stories suggest that the benefits of private schooling do not match the constantly rising level of fees. They suggest that children can do as well, if not better, in a state-schooled environment. Their message is that “expensive does not automatically mean better“.

Ultimately, every parent must decide if the private school in question is the right fit for their child or children. Then they must decide if the cost is worth the supposed benefit.

How to find the best schools in London

There are plenty of tools out there to help you find the best schools in London, or any part of the UK for that matter. The first place to look is the UK Government’s school finder. It lists the details of state and public schools in England, along with their performance and overall Ofsted rating.

My Top Schools provides listings and rankings of UK private schools based on exam results. It enables you to search and filter by different types of private school, including by the cost of fees, gendered schools and boarding schools. Best schools is another useful source of advice on the UK’s independent schools.

Finally, the Sunday Times Parent Power guide gives extensive advice and guidance on UK state and public schools. You’ll have to be a subscriber for full access, but you can also find the rankings published elsewhere on the internet.

Good luck finding your ideal choice among the best private schools London has to offer. Check back regularly for updates on the best places to live in London in terms of great school/university access.

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Top 10 best places to live in London

Jun 21, 2024 indomaret.uk 0 Comment

London attracts people from all over the world for its world-leading industry, rich culture and diverse, fast-paced lifestyle. But which areas of London are the best to live in? Read on to discover the top 10 best places to live in London, according to thousands of ratings from verified residents on HomeViews.

What are these rankings based on?

HomeViews constantly collects reviews of new property developments in the UK, with residents rating every aspect of their home. Factors being rated range from the home’s location, to the quality of its facilities, its management team, and, of course, its overall value for money.

For this list, we’ve focused on the location aspect. Your home’s location is always a critical factor, as it determines what you can access easily. Are public transport links a priority? Or is it the local schools, shops and cultural scene that interests you more. Whatever you’re seeking, you’ve got to find the right location for it.

The following top 10 list covers the best places to live in London in terms of their location-based scores from verified reviewers. We compiled location ratings from over 6,300 reviews gathered between July 2022 and June 2023 to find the top 10 best London boroughs to live in.

10 best places to live in London

A quick note before we start. Data from our Location Ratings Report 2023 shows that London just sneaked into the top 10 GB regions, placing at number 10. The average location rating given by reviewers living in London was a respectable 4.35 out of 5. Nearby regions only did slightly better – 4.43 on average for the East of England, and 4.44 for South East England. Scotland is currently still at the top of the table, with an enviable average of 4.71.

4.32 out of 5

Average property price:

£743,637

Average rent:

£2,250 PCM

Interested in moving to The London Borough of Haringey? This guide will tell you everything you need to know about the area before making your decision! Located in North London, Haringey is a large borough with plenty to offer prospective home buyers. It is Read more about Borough of Haringey

What’s it like to live in London?

London is a vast, global city with a diverse population of almost 9 million. Subsequently, the city offers something for everyone. Perhaps you’re looking for a slice of authentic urban culture. Maybe the slick, fast-paced rhythms of commercial centres appeal, or it could be a relaxed, family vibe you’re after.

Alternatively, there’s modern city living in Canary Wharf, while diverse Brixton, Hackney and Tottenham offer a global tour of food and culture. Meanwhile, leafy West London boroughs offer a more laid-back pace beside the meandering Thames. Alternatively, in North London, Islington, Camden and St. John’s Wood are playgrounds for the capital’s urbane professionals and fashionistas.

Islington: London’s best-rated location

New build residents gave Islington developments an average location score of 4.55 out of 5. If compared to the regions of the UK, this would place Bromley around sixth place overall, between South West England and Yorkshire and the Humber. This ever-popular central borough offers the best of both worlds. It’s extremely well-connected by rail and road, while it maintains the feel and community spirit of a self-contained town.

Islington’s highest-rated new property developments

Islington’s new build property developments are adding a little something extra to this already popular location. Whether you’re looking to rent or buy in Islington, there are various new buildings and developments to choose from. Take a look at some of the best-rated new homes in Islington below:

Vantage Point is a Build to Rent development by Essential Living, offering 118 apartments – studios, one-bedroom and two-bedroom apartments. All Vantage Point residents get access to a range of features and amenities. These include a 24-hour onsite team, a roof terrace, games room and exercise room. In addition, the development is above Archway London […] Read reviews and details of Vantage Point, N19

Arundel Square is a United House Development located in Islington. It is comprised of 147 apartments and residents have access to a range of amenities, for example: a concierge, bike storage, parking and gardens. The development is conveniently situated just a few minutes walk from both Highbury and Islington station and Caledonian Road & Barnsbury […] Read reviews and details of Arundel Square, N7

The Eagle is a Mount Anvil development in the City of London. This high-rise building comprises of both residential units and commercial space. There are 276 apartments here, 70 of which are Family Mosaic affordable housing units. The Eagle is close to Old Street station and an easy walk from the vibrant London neighbourhoods of […] Read reviews and details of The Eagle, EC1

Ashburton Gate is a residential development with a unique location next to Arsenal’s Emirates Stadium, and a short walk from Islington’s popular Upper Street. Residents benefit from excellent transport links via Arsenal Road tube and the Drayton Park Overground, both close to the complex. The development was built by Galliard Homes. Read reviews and details of Ashburton Gate, N5

Queensland Terrace is situated in North London, just seconds from the front door of the Emirates stadium, home of Arsenal football team. It is well placed for commuters, with excellent transport links via Holloway Road’s Piccadilly line and Drayton Park’s National Rail services. Read reviews and details of Queensland Terrace, N7

Highbury Square, N5 is a unique development built from the historic Highbury Stadium, home to Arsenal Football Club from 1913-2006. Although officially referred to as Arsenal Stadium, the ground was more commonly known to fans as Highbury. Developed by Frasers Property, the scheme now comprises 711 studio, one, two and three-bedroom apartments. These were built […] Read reviews and details of Highbury Square, N5

Mount Anvil and Clarion Housing Group partnered to bring Lexicon – also known The Chronicle Tower – to the Islington borough, and its 115 metres and 36 storeys make it the area’s tallest. There are 146 units here – a collection of one, two and three-bedroom apartments, set on City Road by Regent’s Canal, and […] Read reviews and details of Lexicon, EC1

Islington Square, by Galliard Homes, is on Almeida Street, just behind Islington’s popular Upper Street. It’s a large, mixed-use development that comprises of residential units, shops, offices and leisure space. Upon completion, the development will house studio flats and apartments that range from one to four bedrooms. Nearby transport hubs include Essex Street train station […] Read reviews and details of Islington Square, N1

Canaletto London is a development by Groveworld, which features 190 one, two and three-bedroom apartments and studios in a 31-storey tower. Situated in City Road in Hoxton, the development is less than a ten-minute walk away from Old Street Underground and rail station, with connections to the Northern line and Great Northern rail services. Victoria […] Read reviews and details of Canaletto London, EC1V

Central Square is developed by Mount Anvil and comprised of 274 studio and one to four-bedroom apartments. It is located in Clerkenwell, just an 11-minute walk from Old Street station which is serviced by the Northern line and Great Northern line trains. Read reviews and details of Central Square, EC1V

London’s lowest-rated location

Barking and Dagenham takes the dubious honour of being voted the worst London location by reviewers on HomeViews. Developments in this sprawling East London borough were rated, on, average, 3.82 out of 5 by residents. This could be testament to the specific location of the new build developments in the area. Otherwise, Barking and Dagenham is a well-connected community on the outskirts of London with prices way below the average for the capital (£400,657 for the 12 months to June 2024).

What are London property prices like?

As of June 2024, the average price of a property in London is just over £762,000. This is based on data from Rightmove from sales over the past 12 months, and prices vary across the city.

Islington, London’s highest-rated location according to reviewers on HomeViews, averages a price of £846,896, though you can find flats in the area for an average of £637,000. Second-placed Hillingdon is well below the average for London, at around £541,000.

Find the best new homes in London

Are you considering London for your property search? If you want an overview of the best new homes in the capital, read our Greater London area guide below. It contains reviews of the best new properties to buy and rent across the city.

Greater London is the name of the ceremonial county that covers the London region, excluding the City of London. With a population of over 8.9 million (2018), this 607 square mile area is split into 33 districts that stretch from Hillingdon in the west Read more about Greater London

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What does tenants in common mean?

Jun 18, 2024 indomaret.uk 0 Comment

Wondering what ‘Tenants in Common’ means? We answer frequently asked questions about tenants in common, joint tenancy and why property owners might choose these types of agreement. Use the list below to quickly scroll down to the answer you need:

What does tenants in common mean in the UK?

Tenants in common are co-owners of a property where each person owns a specific share of that property. This is typically two people who own an equal 50% share each. However, up to four people can own a property as tenants in common, and shares do not have to be split equally.

What legal rights do tenants in common have?

Typically, tenants in common have the right to independently sell their individual shares in a property. They can also mortgage it or leave it in a will to any person they choose. Agreements are designed to offer flexibility to all common tenants, maximising the utility of the property.

What is the advantage of being tenants in common?

Owning a property as tenants in common allows each person with a share to control what happens to their share. Couples who are not married or in a civil partnership can also pass their property to children in two halves. This means making use of both partners’ inheritance tax allowance. Below are two examples to show how this might be useful.

Example 1

A married couple each have children from previous marriages. By owning their home under tenancy in common they can each make sure those children inherit their share of the property, as long as they have written this into their Will.

Example 2

An elderly couple owns their home as tenants in common. When one becomes ill and needs full-time care in a care home, they will be means tested (a calculation of how much they can afford to pay) based only on their share of the property. This could save money on the amount of care fees they need to pay.

Do tenants in common avoid care home fees?

It is possible to reduce the amount likely to be paid in care home fees by using a tenants in common arrangement. Most couples own their property as joint tenants, so if either person dies, the property passes automatically to the survivor. But should the survivor need to go into a care home, the whole value of the property would be used in assessing the payment of fees.

With a tenants in common agreement, the first spouse to die can pass their share to their children or into a trust. This way, if the survivor needs to go into care, they could only be assessed as owning a half share of the property.

What are the disadvantages of tenancy in common?

The overall control that each tenant has over their share can become a disadvantage to tenancy in common. Other tenants can do what they want with their share. This could include taking out a loan on their share without the permission of other owners. This could leave the shares of other owners at risk from lawsuits or negligence cases, as there is no separate protection of that share. Additionally, a tenant could decide to sell their share of the property to anybody else. They can do this without the permission of other owners.

Is tenants in common a good idea?

Tenants in common is a good idea for couples or co-owners who want control over the handling of their share. It gives owners full control over their share and allows for beneficiaries of their Will to directly inherit their share.

Is tenants in common the same as joint tenancy?

Tenants in common is different to joint tenancy. When a property is co-owned by two or more people in a joint tenancy agreement, if one of the co-owners dies, their share is immediately passed on to the surviving owner(s) without any court proceedings being needed. You can change from joint tenancy to tenants in common status easily enough.

Is it better to be tenants in common or joint tenants?

The main difference between a joint tenancy and a tenancy in common agreement is the way each co-owner’s share is handled. Tenancy in common gives each co-owner full control over their share of the property. On the other hand, joint tenancy is a simple way to ensure that, in the event of a co-owners’ death, the property is immediately fully owned by the surviving co-owner(s).

How many tenants in common can own a property together?

At least two and no more than four people can own a property as tenants in common. The same applies for a joint tenancy. More than four people co-owning a property would need to own using the device of a trust. Any number of people can be beneficiaries of a trust.

How does tenants in common reduce inheritance tax?

Co-owners of a property who are not married or in a civil partnership can still reduce inheritance tax by using a tenants in common agreement. They do this by passing on only their share of the property, which will be liable for less tax than the full value of the property.

Can a tenant in common force a sale?

Yes, a tenant in common can force a sale even if the other owners do not wish to sell. The co-owner wishing to force the sale would need to apply to a court for an ‘order for sale’.

Can a joint tenant force a sale?

Joint tenants cannot force other co-owners to sell unless they first apply to sever the joint tenancy. Then they would be able to apply to a court for an ‘order for sale’.

Can tenants in common sell their share in the UK?

Ideally, a tenants in common agreement will include terms that cover situations such as one co-owner wishing to sell. If there is no written agreement on this, co-owners can offer to buy the share of the individual wishing to sell. If you cannot agree, the co-owner wishing to sell has to apply to a court for an ‘order for sale’. This forces the sale of the entire property.

What happens when one of the tenants in common dies?

Under a tenants in common agreement, if one of the party dies, their share of the property passes to their estate. This means owners can leave their share of a property to somebody in their Will. This is different from joint tenants. Under a joint tenancy, when one party dies, their share of the ownership automatically passes to the other owner or owners.

Two men sitting on the sofa looking at a laptop

Can you change the share of ownership under a tenancy in common?

As a tenant in common, you can change your share of ownership or hold unequal shares in a property. Changing your share of ownership could help you to save money. For example, you may give a larger proportion of the property to an owner paying a lower tax rate than the other owners.

Does Land Registry show tenants in common?

Yes, Land Registry does show whether you are tenants in common or joint tenants. You can find this information in your Title Register Document – also held by your mortgage company if you have a mortgage.

If you are tenants in common, your Title Register Document will contain the following, or similar, phrase:

No disposition by a sole proprietor of the registered estate (except a trust corporation) under which capital money arises is to be registered unless authorised by an order of the court.

If this is not present, you are likely to own the property as joint tenants.

Who holds the Declaration of Trust?

The name of a trustee must be included in the declaration of trust. The declaration of trust should also detail the powers that trustee holds in relation to the trust.

Who pays capital gains tax on tenants in common?

For capital gains tax purposes, if a property is owned by joint tenants and then sold, the profit from the sale (after all allowable deductions) should be split equally between the tenants. Each tenant should then declare that profit to HMRC.

If you own the property as tenants in common, then profits from the sale should be allocated according to each owner’s share, and then taxed accordingly.

What is the 7-year rule for tenants in common?

The 7-year rule is a way to potentially reduce the amount of inheritance tax owed by a beneficiary of your estate. As tenants in common, you can gift a portion of your property to a family member, and providing you live for at least seven years after the date of the gift, they will be exempt from paying inheritance tax. This is called a ‘potentially exempt transfer’ (PET).

Can I add my children as tenants in common?

Adding children as tenants in common is one of the most popular ways of passing property to children. Tenants in common mean that when you die, the property doesn’t automatically go to the owner, but is typically passed on in a will. To automatically transfer your portion of the property to your child, joint tenants is the most appropriate solution.

Will the Renters’ Reform Bill give extra rights to tenants in common?

The Renters’ Reform Bill (introduced to Parliament in May 2023) does not provide special clauses for tenants in common, but aims to protect all renters of all types. Its main provisions are to abolish Section 21 ‘no-fault’ evictions and to hold all rental homes accountable to the Decent Homes Standard.

This is good news for tenants in common as it will make the rental market more competitive with higher quality standards. It also adds to renters’ long-term rights to challenge landlords acting unfairly or illegally.

Find answers to more of your property-related questions on the HomeViews blog. Understand how EPCs work, how to get rid of Ground Rent, and much more with our helpful guides.

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10 best grammar schools in the UK and where to live nearby

Jun 15, 2024 indomaret.uk 0 Comment

A grammar school education is such an attractive option that many families in the UK will willingly move to a grammar school area. The combination of being free yet highly selective and high-attaining makes this type of schooling very appealing. But where are the 10 best grammar schools in the UK in 2024? Read on to find out where to look and where’s best to live nearby.

10 best grammar schools in the UK and where to live nearby

The following list shows the 10 best grammar schools in the UK. This is according to the top 50 ranking from True11Plus – a specialist UK education platform – and is based on 2023 GCSE results.

Also included in our list below is each school’s ‘Progress 8′ score. This measures the overall progress of the school’s pupils between Year 6 and Year 11. Effectively, this measures their attainment across eight subjects/qualifications. To put it in perspective, the national average is 0. Accordingly, any score higher than 0.5 is considered a signal of exceptional school-wide performance.

Location: Hampstead

2023 GCSE Grade Percentage at 8/9: 98.8%

Progress 8: 1.1

Overview: The Henrietta Barnett School is a selective school in Hampstead, NW11. This all-girls school is rated ‘outstanding’ by Ofsted and is one of the most competitive schools in London for admissions. Around 3,000 applications are made to the school every year.

Find the highest rated homes in the area here:

Few places in the capital ooze cool like Camden. This popular Borough covers a large area but is more recognised for Camden Town. Its gritty, bohemian vibe has long-drawn a mesmerising mix of characters, from free spirits to punks, goths to rockers. And there Read more about Borough of Camden

Location: Barnet

2023 GCSE Grade Percentage at 8/9: 95.7%

Progress 8: 1

Overview: Founded in 1573 by royal charter, Queen Elizabeth’s School has a long and storied history. Besides its grand old buildings and impressive interiors, the school is forward thinking too. It’s described as providing an “exceptional and rounded education” by the Good Schools Guide, and The Sunday Times recently voted it the State School of the Year.

Find the highest rated homes in the area here:

Location: Sutton

2021 GCSE Grade Percentage at 8/9: 95.4%

Progress 8: 1.33

Overview: Wilson’s School has climbed the grammar school league tables fast, and ranks third for the second year running. This is thanks to its stellar reputation for sport combined with excellent academic progression rates overall. Located in Sutton, the school features an exceptional, modern and well-resourced campus.

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Sutton is a hugely popular commuter spot for young families seeking more space outside central London areas. Excellent schools add to its appeal, alongside plenty of open green spaces and good value homes. The town of Sutton offers a great selection of family homes, Read more about Borough of Sutton

Location: Kingston-Upon Thames

2022 GCSE Grade Percentage at 8/9: 94.9%

Progress 8: 0.96

Overview: London is home to many of the best grammar schools in the country, and The Tiffin Girls’ School is no exception. Boasting exceptional exam results and general progression every academic year, it also provides a highly creative learning environment. The school is a great incubator of artistic talent in its students, as well as sporting prowess.

Find the highest rated homes in the area here:

Kingston upon Thames is a vibrant and dynamic town that has something to offer for everyone. It boasts an incredible range of shops, restaurants and pubs in its historic town centre. Meanwhile, the many parks and green spaces provide the perfect backdrop to Kingston’s Read more about Borough of Kingston upon Thames

Location: Altrincham, Cheshire

2022 GCSE Grade Percentage at 8/9: 96.8%

Progress 8: 1.05

Overview: Altrincham Grammar School for Girls was founded in 1910 and has become one of the most popular academic institutions in the Greater Manchester and Cheshire area. The school is the largest all-girls selective school in the country and has a reputation for mathematics, science, PHSE and modern foreign languages.

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Cheshire is a county in the North West of England. It has a population of over half a million people and is known for its beautiful countryside, including the Peak District National Park. Home to many universities, Cheshire’s educational system rivals that of any Read more about Cheshire

Location: Cheltenham

2022 GCSE Grade Percentage at 8/9: 95%

Progress 8: 0.9

Overview: Pate’s Grammar School dates from 1574 and this co-educational grammar school has an excellent reputation for sciences. Its physics department has previously been named the best in the country. The school is located in a popular residential area on the western edge of historic Cheltenham.

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Gloucestershire is a historic and beautiful county in the West Midlands, England. With its rolling countryside and picturesque villages, it has long been known for its high quality of life. It’s not just great to live in; it also provides excellent opportunities for business Read more about Gloucestershire

Location: Orpington

2022 GCSE Grade Percentage at 8/9: 91%

Progress 8: 1.11

Overview: St Olave’s Grammar School is a boy’s school sitting in the popular suburb of Orpington on the boundary of Greater London and Kent. Kent is traditionally a grammar school heartland and St Olaves has built a fine reputation for its outstanding performance and outcomes.

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Bromley is the largest of the 32 London boroughs, stretching from Crystal Palace and Mottingham in the north right down to Biggin Hill in the south. It’s also a borough that transitions dramatically from suburban to rural, with farmland making up around 30% of Read more about Borough of Bromley

Location: Chelmsford

2022 GCSE Grade Percentage at 8/9: 93.8%

Progress 8: 0.82

Overview: King Edward VI Grammar School has a rich history, dating from 1551 when King Edward VI issued a Royal Warrant for the establishment of the institution. The school sits close to the centre of historic Chelmsford and remains an extremely renowned and coveted school, both in the city and the wider Essex area.

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Essex is a county in the East of England and is one of the most populous counties in the country. It has a population of 1.4 million people, making it an attractive place for prospective home buyers to invest their money and enjoy all Read more about Essex

Location: Devon

2022 GCSE Grade Percentage at 8/9: 90.1%

Progress 8: 0.98

Overview: Taking ninth place is Colyton Grammar School in Devon. This mixed gender school received an ‘outstanding’ Ofsted rating in 2022. With its rich history, dating back to 1546, the school is a prestigious destination in the heart of the East Devon Area of Outstanding Natural Beauty.

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Devon is a large, picturesque county in England. The county has much to offer those looking for a peaceful and serene place to live, with plenty of scenic areas and attractive cities. For those considering moving there permanently, this guide will provide information about Read more about Devon

10: Colchester Royal Grammar School

Location: Colchester

2022 GCSE Grade Percentage at 8/9: 84%

Progress 8: 0.93

Overview: Colchester Royal Grammar School dates from as far back as 1128. The school is primarily a boy’s school, though girls are admitted for sixth form. The school is located in historic Colchester’s Lexden neighbourhood.

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Quick Questions asked about Grammar Schools

What is a grammar school?

Grammar schools are a tiny minority of state schools in the UK – less than 1% according to the National Grammar Schools Association (NGSA). They are selective, and require all students applying for a place to complete the ‘11+’ examination and undergo one or several interviews. However, education at a grammar school is free, and almost all of them are among the top-performing schools in the UK.

This means that competition for grammar school places is fierce. Every year, hundreds of thousands of schoolchildren take the 11+, hoping to get a place in one of the UK’s 163 grammar schools.

Why is it called a grammar school?

The term “grammar school” comes from Latin scolae grammaticales. It was a term developed in the 16th century and the original grammar schools were purely monastic and cathedral schools. They took in students who wanted to join the priesthood and taught them Latin grammar. The modern form of grammar schools started in 1944 with the Education Act.

Do catchment areas apply to grammar schools?

Grammar schools do not use catchment areas when offering places to students. Their selection criteria is mostly down to the entrance examinations – the “11+” and any other exams the school might require. Living in a grammar school area is no guarantee of getting a place at a grammar school.

Where are the best grammar schools in England?

The best grammar schools in England are spread across London, the Home Counties, Kent and Manchester. If you really want to go down the grammar school route, it’s worth checking out all of the country’s ‘grammar school areas’ to see what might be the best fit.

Are grammar schools better than public schools?

Grammar schools are not necessarily better or worse than public schools. There are plenty of examples where one type outperforms the other on key metrics. Generally, grammar schools achieve excellent academic results, often beating public schools. Crucially, grammar schools are free, whereas public schools are fee-paying institutions.

Are grammar schools hard to get into?

Grammar schools are often very difficult to get into. They are oversubscribed because of their high popularity and non-fee-paying status. The ‘11+’ examination is a very challenging entry exam. It’s designed to help grammar schools find the best and most suitable candidates for places.

What percentage of children go to grammar school?

About 5% of all secondary-aged schoolchildren in England attend grammar school. Over 100,000 pupils take the 11+ each year, on average.

Do you have to pay for grammar school UK?

You do not have to pay to attend grammar school in the UK. This is a big part of the reason why they are so popular. Millions of parents want to send their children to schools that are high-achieving but without having to pay fees.

If this has sparked your interest in the grammar school system, then click on any of the schools to review their admissions processes. We also have articles on HomeViews highlighting the best private and non-grammar state schools in the country.

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Top Five Places to Live in Stratford

Jun 12, 2024 indomaret.uk 0 Comment

London has always been a ‘city of perpetual works’ but postcodes E15 and E20 really stand out. In fact, they have almost totally transformed over the last decade. They’ve become a magnet for people across the world, so we’re going to show you the best places to live in Stratford. The 2012 London Olympics fundamentally transformed this area of east London, and the regeneration was a central part of the bid, the games and the legacy. Part of the newly developed portion even got a new postcode. E20 had hitherto only existed as a fictional postcode for Walford, the location of the hit British TV series Eastenders – life imitating art!

But where are the best places to live in Stratford? The best way to find out is by asking the people who already live there, and we did exactly that! Every day we speak to hundreds of locals across the capital. We ask what they think not only about their area but also their specific homes. Here are the answers.

Top 5 new property developments in Stratford

Stratford has emerged in the last decade as a thriving and vibrant East London community. Its excellent transport connections and local amenities make it stand out as a superb option within easy reach of Canary Wharf, the City of London and other central areas. Take a look below at the five highest-rated new build developments in Stratford. As ever, the rankings are based solely on the reviews of verified residents on HomeViews, and nothing else.

The top-ranked development in Stratford is East Village, E20, which is just 300m from Stratford Station. Developer Get Living designed all the homes on this scheme to be rented out and include one, two, three and four-bedroom properties. The former Athletes’ Village is now a buzzing community of over 3,000 people. According to the residents we spoke to, one of the factors about the scheme they rated most highly was the location, which scored an impressive 4.73 out of 5.

Read reviews and details of East Village, E20

Taking the 2nd top spot in Stratford is this rental-only development from Greystar. Coppermaker Square offers 1,225 rental apartments in a vibrant city neighbourhood, available to move in now, where residents can benefit from resident-only amenities including a 25m pool, spa, gym and studios, co-working space, roof terrace and a private dining space. Residents can enjoy green spaces and amenities on their doorstep in a well-connected area of London.

Read reviews and details of Coppermaker Square, E20

Taking a well-deserved 3rd place is Glasshouse Gardens, a residential development near the Queen Elizabeth Olympic Park in East London. Brought to us by Land Lease Europe, it features a mix of studios and one, two and three-bedroom apartments, all of which overlook the park. Stratford International station and Westfield Stratford City are both within close proximity.

Read reviews and details of Glasshouse Gardens, E20

heading right to the heart of things at number 4 we have Stratford Central, which is a 31-storey residential tower set on Great Eastern Street in Stratford. It is just a short hop from Stratford’s Underground, Overground and DLR stations. Also, it is close to the Queen Elizabeth Olympic Park. Furthermore, there are 157 units here. These comprise of a mixture of one, two and three-bedroom apartments, suites and penthouses, all with kitchens by Urban Myth.

Read reviews and details of Stratford Central, E15

Image of Folio London at New Garden Quarter, E15

And finally, Folio London own and manage 112 one, two and three-bed apartments and duplexes at New Garden Quarter in Stratford by Telford Homes. The development is only minutes away from Stratford International and Underground stations with Westfield Shopping Centre and the Queen Elizabeth Olympic Park also nearby.

Read reviews and details of Folio London at New Garden Quarter, E15

Prices and rents in Stratford

The average property price in Stratford is £465,500. This is according to Rightmove data on sales in the area for the 12 months to May 2024. This places property in Stratford some way below the average price for London overall, which is £704,000.

For rentals, Stratford averages a monthly cost of £2,500, according to Home.co.uk. One bedroom properties are available for around £2,160 per calendar month, while a three-bedroom rental property averages £3,400 per month.

Are you interested in finding out more about living in Stratford? Take a look at our detailed guide below, which has all the information you’ll need on this thriving East London community, as well as information on all the best new build developments in the area

Pre-2012 London Olympics, Stratford was, for many, just a place where the Jubilee line terminated. But the Games put this East London district well and truly on the map. Modern residential developments (with a plethora of amenities) have been multiplying here ever since. Where Read more about Stratford

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What is ground rent? How do I avoid it?

Jun 9, 2024 indomaret.uk 0 Comment

We take a look at ground rent, why it needs to be paid and how you can get rid of it. We’ll aim to answer all the most frequently asked questions on ground rent and some related topics around owning a leasehold property.

What is ground rent?

Ground rent is a regular payment to the freeholder that you’ll need to make if you own a leasehold property. The freeholder charges it, though it may be collected by a management services company.

Is ground rent the same as rent?

Ground rent is not the same as rent. Regular rent – what tenants, landlords and estate agencies usually refer to as ‘rent’ – is the monthly charge for living in the owner’s property. Freeholders tend to charge ground rent in addition to this.

Why do you pay ground rent?

As a leaseholder, you need to pay ground rent because the freeholder owns the land and you pay them to ‘lease’ the land that your property is on. While there is reform underway on ground rent in the UK, currently leaseholders lease the land and the actual property separately.

Who pays ground rent?

The leaseholder normally pays ground rent to the freeholder, or sometimes to a superior leaseholder. The terms of your lease should say when, and how much, the payments should be. You can also see how often it can be increased. And by how much.

What’s included in ground rent?

Ground rent is literally the charge for renting out the land from the freeholder, it doesn’t include any extra services. If you pay ground rent as a leaseholder, you will also likely pay annual service charges. This is a flat fee that a management company charges on behalf of the freeholder.

Annual service charges may include things like the cleaning of communal areas, upkeep on gardens, and the use of any on-site facilities, such as a gym or swimming pool.

What is a typical ground rent?

A typical ground rent is usually up to £400 per year, but can be more, depending on the terms of your lease. You need to read the terms of your lease very carefully, as some unscrupulous freeholders may increase ground rents regularly, and by large amounts.

How is ground rent calculated?

In the UK, there is no set way to calculate ground rent. Freeholders can technically charge whatever they want for ground rent. In reality, any more than £500 per year, or £1,000 for London properties, is excessive.

The potential for freeholders to exploit ground rent by overcharging is the main reason that set off the ‘Ground Rent Scandal’. This, in turn, has led to the reforms to ground rent through the Leasehold Reform (Ground Rent) Act 2022.

Is ground rent normal?

Ground rent is a wholly normal part of the UK property scene. The vast majority of freeholders do charge leaseholders ground rent if applicable. Ground rent is not a scam, it is an entirely legal charge that can be levied by freeholders.

How do I get rid of ground rent?

If you’re a homeowner in Wales or England you cannot buy out your ground rent. However, you may be able to gain a share of the freehold. To do this, you and at least half of the other leaseholders would need to buy the freehold of the building.

We look at the benefits and drawbacks of doing this in our article What does share of freehold mean?

What happens if I don’t pay ground rent?

If you don’t pay your ground rent the freeholder can take legal action against you. They can get a court order that will allow them to recover the money you owe them. They can also regain possession of the property from you by bringing what’s called a forfeiture action. However, they can only do this once you have owed them ground rent for at least three years and owe them at least £350.

Will ground rent be abolished?

Following the ground rent scandal, the UK government created new laws around leasehold practices, specifically related to ground rents. The Leasehold Reform (Ground Rent) Act 2022 establishes the banning of ground rents from 30 June 2022, for anyone buying a new home on a long lease (21 years or longer). This is in addition to other measures designed to protect leaseholders.

The Government claims that this will benefit around 4.5 million UK leaseholders. It will also serve as the start of a process of major reform on leasehold property management in general. In November 2023, a consultation was launched on the restriction of ground rent for existing leases.

Can a landlord increase my ground rent?

Landlords can only increase your ground rent if the terms of that increase are set out in your lease. For example, some leases state that the ground rent will increase according to the rental value of the property. Or, it may increase by a fixed amount at certain times.

How often do you have to pay ground rent?

You will normally pay ground rent annually. However, you can also pay it bi-annually (every six months) or quarterly (every three months). The terms of the lease should state the payment schedule clearly.

Who is ground rent paid to?

The freeholder charges ground rent to leaseholders. Alternatively, the ultimate owner of the land you live on may charge you ground rent. While you may sometimes pay ground rent payments to a management company, the money ultimately ends up back with the freeholder.

Do freeholders pay ground rent?

The only way you may pay ground rent as a freeholder is if you own the property on a ‘share of freehold’ basis. This means you own the property as a leasehold, with a certain portion of the freehold included in the purchase. This type of buying arrangement usually applies to apartments. If you own the property on a ‘share of freehold’ basis, the terms are the same as a standard leasehold. So, you may still have to pay ground rent.

Some cases still exist where freeholders are charged a nominal ground rent, around, £5 or lower. This is a holdover from ancient laws that are still applicable in certain areas of the country. 1930s properties in the Bristol and Greater Manchester areas are some examples.

One commonly cited historic law on ground rent is that of the peppercorn ground rent. See below for details.

What is a peppercorn ground rent?

Historically, a ‘peppercorn’ ground rent meant a rent that was of nominal or low value. The Gov.UK guidance on the Leasehold Reform (Ground Rent) Act 2022 is the first legal act to properly define this term as ‘an annual rent of one peppercorn’. The Act itself restricts ground rents on new leases (unless an excepted or non-regulated lease) to a peppercorn rent. This means that ground rent on new leases is effectively restricted to zero.

Freeholders are not expected to actually start charging a literal peppercorn.

Is ground rent the same as service charge?

Although ground rent and service charge are both associated with leasehold properties, they aren’t the same thing. Ground rent is a payment to your landlord, set out in the terms of the leasehold. The landlord doesn’t necessarily need to provide a service for your ground rent payment. Service charges, on the other hand, are payments to cover the cost of maintenance of your building or its grounds. Depending on the terms of your lease, a freeholder could ask you to pay both ground rent and a service charge.

What is the ground rent scandal?

The leasehold and ground rent scandal refers to the way that some freeholders in recent years have included unfair ground rent charges in their lease terms. This allowed them to increase ground rent so much that leaseholders could no longer afford it and struggled to sell their properties.

If you have been affected by unfair leasehold practices, follow the Government’s investigation into the issue here. The UK’s top 4 housebuilders – Barratt Developments, Countryside Properties, Persimmon Homes and Taylor Wimpey, plus other freeholders, were investigated for unfair practices around the selling of leasehold homes. Between late 2020 and late 2021, the freeholders and housebuilders agreed to change their leasehold processes, including clauses that were allowing ground rent charges to escalate.

What is happening with Ground Rent in 2024?

In May 2024, the Leasehold and Freehold Reform Act received royal assent and passed into UK law. This piece of legislation caps the ground rent charges at 0.1% of the value of the property in most cases. This means that if your ground rent is currently higher than this, you may see a reduction.

However, there were proposals to remove ground rent altogether or cap it at £250. These proposed changes didn’t make it into the final law.

These changes to ground rent law come in addition to the Leasehold Reform (Ground Rent) Act 2022. This legislation banned ground rent for new leasehold agreements, not existing ones.

Nevertheless, despite all efforts to abolish ground rent altogether for existing leaseholders, the latest legislation means ground rent isn;t going to disappear altogether.

Find answers to more of your property-related questions in our HomeViews Guides articles.

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10 best places to live in Ealing

Jun 6, 2024 indomaret.uk 0 Comment

Often called the ‘Queen of Suburbs’, Ealing has enjoyed a major facelift in recent years. With its renovated town centre, expanding property developments and future Crossrail links, the queen is more confident than ever. But where are the best places to live in Ealing, when there’s such variety on offer?

To get the answer, we turn to HomeViews reviews – independent, verified insights from local residents. Before we jump into our list of the top 10 new developments in the area, let us give you an overview of Ealing itself.

10 Best places to live in Ealing

Now it’s time to take a closer look at the highest-ranked new build developments on offer across Ealing, according to our reviewers. Through residents scoring their current home’s design, location, management, facilities and value for money, we can show you the top-rated new developments in the area.

If any of our listed developments catch your eye, just click and you’ll find their dedicated page. This will have a full list of all its reviews, comments and scores.

Image of Lyons Dock at Greenford Quay, UB6

For the top-rated development for Ealing we’re headed down to the ever-popular Greenford Quay, specifically the Lyons Dock development from Greystar. It offers 251 brand-new studios, one, two, and three-bedroom apartments to rent. As well as this, residents benefit from enviable amenities, including a gym, dining room, cinema, lounge, meeting rooms, children’s play area, and rooftop terrace.

Read reviews and details of Lyons Dock at Greenford Quay, UB6

Image of Tillermans at Greenford Quay, UB6

We’re staying at Greenford Quay for 2nd place in Ealing, as it’s taken by the Tillermans Greenford Quay development, also by Greystar. With 379 rental-only residential units, the development is located between Greenford, Sudbury Hill and Sudbury Hill Harrow stations, which offer connections to the Piccadilly and Central lines as well as Chiltern Railways and GWR services.

Read reviews and details of Tillermans at Greenford Quay, UB6

Taking the 3rd spot on our list is So Resi Greenford, which offers 84 shared ownership properties, covering a collection of one, two and three-bedroom apartments. Each of these homes – most with balconies and en-suites – are just moments from Greenford Underground station and within easy reach of local transport links.

Read reviews and details of So Resi Greenford, UB6

4th place currently goes to Vida, a residential development in the heart of Acton. Developed by Hill Residential, apartments here vary from one to two bedrooms, and include a selection of two-bedroom duplex apartments and three-bedroom maisonettes. Nearby transport links included National Rail services at Acton Central and the tube at East Acton Underground.

Read reviews and details of Vida, W3

Image of The Lock at Greenford Quay, UB6

We’re headed back to Greenford Quay for number 5, this time for The Lock. With 3 developments all in the top 5 for Ealing, this should tell you just how popular this area is. The 1, 2 and 3 bedroom homes at The Lock offer carefully designed living spaces. Additionally, there is plenty of natural light through floor to ceiling windows with views of the canal and beyond. Greenford Quay offers everything you need to make the most of London, combining peace and quiet, with fun and accessibility. Central London, with its choice of live venues, clubs, cinemas and theatres is just 30 minutes away.

Read reviews and details of The Lock at Greenford Quay, UB6

Image of AWOL at One West Point – Rental Only, W3

Storming into 6th is AWOL at One West Point, a collection of new build apartments located in Acton. The development provides 24 hour concierge, a private dining suite, private bar, restaurant and food hall, branded coffee shop, a yoga mediation and holistic suite, a fully equipped gymnasium, a private screening room, doggy day care facilities and a children’s soft play retreat.

Read reviews and details of AWOL at One West Point – Rental Only, W3

Our 7th top-rated development for Ealing is The Green Quarter, which is considered one of the most significant regeneration projects in the UK and is set to become one of the most biodiverse. Once fully complete, it will have a transforming landscape with wetlands, parks, community areas and acres of green open spaces. The development offers a selection of suites as well as one, two and three-bedroom apartments. In addition, the Crossrail Station is just a short stroll away for those commuting into Central London. Likewise, Heathrow Airport, the M4 and M25 are also within close proximity.

Read reviews and details of The Green Quarter, UB1

Please sir, we want some more…. top-rated developments! Sneaking in at number 8 is Dickens Yard, a development by St George for Berkeley. It totals 698 apartments in the heart of Ealing and sits close to Ealing Broadway Underground station, Dickens Yard residents also benefit from the newly developed Crossrail service, the Elizabeth Line.

Read reviews and details of Dickens Yard, W5

In 9th, Acton Square is a Bellway Homes mixed-use development located in Ealing. It offers 95 apartments, ranging from studios to 3-bedrooms. Residents benefit from resident parking and from being situated near Acton Town centre, just a mile away, and four tube stations within walking distance.

Read reviews and details of Acton Square, W3

For the 10th spot on this list we have Chiswick Point by Bellway Homes. It’s a mixed-use development scheme which consists of 125 one, two, three and four-bedroom apartments. The development is next to the Gunnersbury Triangle Local Nature Reserve and sits only a three-minute walk away from Chiswick Park Station, which has connections to the District Line.

Read reviews and details of Chiswick Point, W4

What zone is Ealing in?

Ealing covers a large slice of West London and mostly falls in Zone 3 for TfL services. Altogether, there are 13 Underground stations across the borough, with several in Zones 4 and 5.

As well as its assigned zone, people frequently wonder what county is Ealing in. Even though today it’s part of Greater London, historically Ealing was counted as being in Middlesex.

What’s it like Living in Ealing?

There’s a lot of variety in Ealing, given its size – it’s London’s third-largest borough by population. While it does have a suburban vibe, there’s plenty of excitement and culture to soak up here. If you’re wondering what to do in Ealing, start with the big attractions.

First off, Ealing has plenty of green spaces and cultural attractions to offer. The impressive Walpole Park, with the very grand Pitzhanger Manor House, sits at its entrance. It’s a great place to start exploring Ealing’s greener side. There’s also Questor’s Theatre, which is the largest amateur dramatic playhouse in Europe.

For shopping and dining, Ealing Broadway shopping centre is a big draw thanks to its £14 million refurbishment. Also, some of the best restaurants in Ealing Broadway rank among the finest in the borough. Nearby Chiswick High Street just over into Hounslow is another top spot that mixes big chain stores with smart independent boutiques. You have plenty of choice across the rest of the borough too.

If there’s not quite enough to satisfy you locally, Ealing is also well served with transport links. The Central, District and Piccadilly Lines all run through Ealing Broadway station, and there’s excellent borough-wide bus route coverage.

What are the best places to live in Ealing?

Ealing spans a broad geographical area to the west of London, with numerous communities, that can offer something to suit a variety of different lifestyles. Bustling Ealing Broadway and central Ealing is the heart of the borough, with its shopping centre and wealth of cafés and restaurants. The likes of Hanwell, Greenford and Perivale provide a more suburban feel, with access to large swathes of green space. Meanwhile, towards the east of the borough, Acton is a slightly more built-up and energetic community, with easy access to Central London.

What are Average Ealing property prices in 2024?

When it comes to property for sale, Ealing has a great range of styles and prices. The current borough average is higher than the London average, at £785,000 (compared to £704,000 for London overall – both according to Rightmove data from May 2024). If you’re looking to rent in Ealing, expect to pay around £2,200 per month. This sits substantially below the London average of £2,950, meaning that finding comfortable rental rates is easily doable.

Hopefully, our list will give you a better idea of the best places to live in Ealing, whatever your tastes and budget. For more details, try our Ealing area guide. Here you’ll find more information about the community, transport connections and more development options to browse.

Ealing, or ‘The Queen of the Suburbs’ as it’s fondly known, is a happy balance between city and countryside living. Train and tube stations offer fantastic connections to the heart of the capital, as well as this it has retained a rural, characterful look Read more about Borough of Ealing

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5 best places to live in Brixton

Jun 3, 2024 indomaret.uk 0 Comment

How do you know where to find the best property developments in Brixton? Just ask the people who live there! That’s exactly what we did to put together our list of the 5 best places to live in Brixton. Read on to see what our resident reviewers think are the best spots in one of South London’s most vibrant areas.

5 best places to live in Brixton

If Brixton’s undeniable energy and culture are appealing to you, then the best place to get a sense of the market is with our residents’ top-ranked developments. These are top five places to live in Brixton according to the people who live in new build homes in the area. Based solely on their reviews, the following developments have the best overall scores.

At the very top of our list is Brixton Square, which combines the appeal of thoughtful, modern design with an unbeatable location. Residents say they love being so close to Brixton station and the beating heart of the area, Brixton Village. The development itself offers swish apartments including duplex, penthouse style apartments on top of the two purpose-built blocks – Milles Square and Carney Place. There’s also a handful of retail outlets on site and a wide range of attractive facilities for residents to use.

Read reviews and details of Brixton Square, SW9

Second on our list is Oval Quarter. Completed in 2017, this residential development features 808 units, with a mix of one, two and three-bedroom apartments alongside a range of three and four-bedroom houses. Myatt’s Fields Park is only a 6-minute walk away and there’s a good range of transport options within the surrounding area, including Oval and Stockwell Underground stations as well as Loughborough Junction and Denmark Hill rail stations.

Read reviews and details of Oval Quarter, SW9

Next up is The Edge, which has nothing to do with Irish rock band sensation U2. It is in fact a Taylor Wimpey development on Gresham Road in the centre of Brixton. It features one, two and three-bedroom apartments, all within close proximity to Brixton Village and Brixton’s Underground and National Rail stations. From here, residents can hop on the Victoria line and reach the West End in under 20 minutes.

Read reviews and details of The Edge, SW9

In fourth place is The Junction, a Network Homes mixed-use development located in Brixton. It consists of 92 one and two-bedroom apartments, as well as some office/retail space on the ground floors. The development is situated just a short walk from Brixton station, which is served by the Victoria line and national rail services.

Read reviews and details of The Junction, SW9

Taking fifth place in Brixton is Electric Quarter, a collection of one, two and three-bedroom apartments from Guinness Homes. It’s set in Loughborough Park, in the heart of the Brixton area, close to the Brixton Underground and Brixton Rail Station. Local attractions such as Brixton Market, Brixton Village and Hootananny are all close by.

Read reviews and details of Electric Quarter, SW9

What is living in Brixton like?

While many may complain about the pace of change, within a single generation Brixton has completely reinvented itself. It has shrugged off its prior reputation for crime, poverty and unrest from the 80s and 90s, emerging as one of London’s coolest and most culturally vibrant areas.

Today, Brixton offers incredible variety, and that goes for everything. Shopping, restaurants, markets, entertainment, cultural attractions (big and small), green spaces to chill, Brixton has it all.

Why is Brixton so popular?

People are flocking to Brixton for two main reasons: opportunity and atmosphere. It’s an area that is undeniably on the up and up, thanks to continued urban renewal efforts and private investment pouring in.

At the same time, Brixton fights to maintains its authenticity. The deep roots of the community are still felt throughout the area, and can be seen in the unique shops, markets, restaurants and events that are constantly serving up something new.

What are the best areas to live in Brixton?

Right in the heart of Brixton is where you’ll find the main station, O2 Academy Brixton and many of the most prominent parts of the commercial and dining scene. Brixton Village is a must-visit, as many of the best restaurants in Brixton can be found here. From Afro-Caribbean eateries to Thai takeout and artisanal stalls, everything has come together to renovate this old arcade to a new lease of life.

Brixton Hill is to the south, and is a much more residential part of the neighbourhood. It’s also pretty famous for its large murals painted by local artists on walls and the sides of houses. They’re as beautiful, vibrant and colourful as the community itself.

Over to the east, Herne Hill sits between central Brixton and Dulwich. Here you’ll find streets full of independent shops, alongside an admirable selection of characterful cafes, pubs and bars. There’s also the tranquil Brockwell Park that makes up the southeast corner of Brixton. Complete with an ever-popular lido, it makes for a lovely day out.

Brockwell Park (Image credit: Images George Rex)

Bars in Brixton

If you’re ever lost in Brixton, rest assured that you’re never far from a good pub, club or watering hole. Brixton Academy and Hootananny are long-established hot spots for the late-night crowds. If you’re more into the cocktail bar scene, Shrub & Shutter, Courtesan (which is also a great dim-sum restaurant) and Rum Kitchen are just some of the highlights of the neighbouring’s popping nightlife.

As for a more simple yet enjoyable affair, the Wine Parlour is another local favourite. There’s no muss, no fuss here, just sit down and enjoy a lovely glass of wine. If you need help choosing, the staff are more than happy to help you find your next favourite drop!

There’s also no shortage of hidden gem pubs and bars in Brixton. The Beast of Brixton is one of those pubs that never seems too overcrowded despite its huge popularity. It helps that it’s tucked away a bit on Acre Lane.

Perhaps one of the newest hidden gems is Lost in Brixton, which opened in 2020 which is perched at the top of Brixton Village. So how is it ‘hidden’ exactly? Well, it has a hidden stairway, elevating what is already an extremely cool outside bar to a neighbourhood favourite.

Average property prices in Brixton in 2024

As of May 2024, according to Rightmove, the average price of a property in Brixton is £640,000. This is significantly below the London average of £704,000. Flats are the most popular property type sold here, going for an average of £481,000 in the past year.

When it comes to renting, you can find competitive rates in Brixton. Compared to the London average, rental rates in Brixton are significantly lower at £2,400 per calendar month.

If you want to know more about what to expect from Brixton, our dedicated guide below has plenty of extra information. Here you’ll also find all our listings for both sales and rental properties.

Back in the 1980s, Brixton was talked-about more for its high crime rates than anything else. But heavy investment and a host of new business have transformed this rainbow-coloured neighbourhood for the better. Brixton’s a creative hub packed with street art, independent shops and Read more about Brixton

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Archives June 2024

10 best new homes developments in North West London

Living in North West London

North West London areas

The 10 best places to live in London Docklands – according to residents

Where are the Docklands in London?

What happened to London Docklands?

What’s it like to live in London Docklands?

What are average property prices in London Docklands like in 2023?

Best private schools in London

1. St Paul’s Girls School

87.83% A-A*

2. City of London School for Girls

85.63% A-A*

3. St Paul’s School

85.10% A-A*

4. Westminster School

84.82% A-A*

5. James Allen’s Girls’ School

82.85% A-A*

6. Highgate School

85.04% A-A*

7. King’s College School

82.61% A-A*

8. Alleyn’s School – Dulwich

78.42% A-A*

9. Godolphin & Latymer School

78.20% A-A*

10. City of London School for Boys

76.40% A-A*

FAQs on London Schools

Which part of London has the best schools overall?

Which London borough has the most grammar schools?

Is London a good city for university education?

Where are the best universities in London?

FAQs on UK Private Schools

What is a private school?

Who can go to a private school?

What types of private schools are there in the UK?

How much does private school cost?

How many students attend private school in the UK?

Is private school worth it in the UK?

How to find the best schools in London

What are these rankings based on?

10 best places to live in London

1. Islington

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9. Croydon

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