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London living 2018 A by borough review CBRE Residential 2–3 living 2018

Contents

Overview 5 Let’s start with London 6 Barking and 10 Barnet 12 14 Brent 16 18 Camden 20 22 24 26 Enfield 28 30 Hackney 32 and 34 Haringey 36 Harrow 38 Havering 40 42 44 46 Kensington and Chelsea 48 Kingston upon 50 52 54 56 Newham 58 Redbridge 60 Richmond upon Thames 62 64 Sutton 66 Tower Hamlets 68 Waltham Forest 70 72 74 CBRE Residential 4–5 London living 2018

Overview

London has an illustrious history dating back more than 2,000 years and has survived invasions, attacks, plagues and wartime perils alike. Ever since the Romans built a bridge across the and named the resulting settlement , it has continued to thrive, adapt and regenerate.

Once a small outpost in the northern region of the Roman Empire, now includes 33 very distinct , each with its own individual character - and each presenting inspirational opportunities for those who choose to live in the world’s most vibrant capital city.

The attraction of London as a place to live and work is driven by a wide array of factors, including its global leadership in financial services, professional services and technology; its many first class educational institutions; its arts, shopping, entertainment and night life; and of course its enviable variety of green and open spaces.

London can offer more than its fair share of stately traditional and period housing. But it is also in the midst of tremendous change as multiple regions are redeveloped and brought up to date with properties suitable for 21st century living and a fast-growing population.

Linked to ongoing improvements to the road and network, these property developments will bring still more advantages to the inhabitants of London in terms of connectivity to places of work, whether that’s in the City of London’s financial district, emerging fintech and technology hubs in the East End or business parks around London’s .

In this, the fourth annual Borough by Borough report, we present an overview of each of London’s 33 boroughs from a housing market perspective. We look at a range of metrics that are of interest to those living, or thinking of living, in each borough and offer a brief overview of inspiring property developments taking place within each one.

Jennet Siebrits Head of Residential Research CBRE CBRE Residential 6–7 London living 2018

Let’s start with In every London borough, the need for The highest property price rises between now regeneration and house-building due to and last year’s report were in Harrow (14%), Current population Average weekly earnings London growing populations has been acknowledged Barnet (9%), Kensington and Chelsea (9%) to one extent or another. As a result, there and Redbridge (9%). are over 66,000 homes currently under 8,977,985 £817 London is one of the construction; three times as many as at the According to our forecasts, London house end of 2010. prices will grow by an average of 13% over world’s most culturally Population growth over next decade Employment the next five years and by 15% in Prime diverse capital cities, and The projects underway in London demonstrate . Pockets of London will grow % % its reputation as a global huge ambition and vision, especially those faster than others, with Hackney, Camden, 12 74.0 based around the East End and on the South Tower Hamlets, Barking and Dagenham and centre for financial services Bank of the River Thames at , Nine Haringey leading the charge. precedes it. In recent years Elms and . Many are driven by the long-awaited introduction of the Elizabeth Line, The attraction of London as a place to live however, London’s evolving which will revolutionise transport across the and work is unlikely to abate, encouraged by and growing creative Capital and has already impacted house prices the mass-regeneration of previously unloved near the sites of new stations. areas of the capital. It’s encouraging to see and tech industries have much more thought being given to the role become more prominent The huge variety of house prices in London, that safe roads, open spaces and green areas which depend on an array of factors including play in people’s lives when regeneration on the global landscape. location, proximity to work and quality of life, projects are planned. With a population of nearly shows no signs of narrowing and ranges from 8.9 million, London is less than £300,000 at one end of the scale to Despite all of this positive news and, as stated £1.5 million at the other. in last year’s report, there is still more that can working to keep pace be done if the target for building enough new Average house price Average rent with the increasing demand Prices across the board continued to rise by an homes to accommodate London’s growing average of 2% in London over the past year, population is to be met. for housing. with big differences across boroughs. £488,644 £2,079 pcm

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 44% 13% 5% 19%

675 Average value of Units under Proportion of PRS ‘Outstanding’ new build (£psf) construction households primary schools £882 64,461 28% 9,664 Number of restaurants and cafés Underground/ Railway DLR/Tramlink 334 Overground 229 stations 79 stations 40,630 stations Number of shops CBRE Residential 8–9 London living 2018 CBRE Residential 10–11 London living 2018

Barking and Barking and Dagenham has already seen the The borough needs such growth, given that its introduction of some of the most significant population has risen at one of the highest rates Current population Average weekly earnings Dagenham regeneration projects in the UK, including the across London over the past 10 years. And 443 acre initiative, which will while residential property prices remain at one include a new rail station and a river boat link of the lowest levels of all boroughs, this could 2 07, 2 26 £623 Once the home of multiple to central London. be set to change. Our research indicates that average house prices will rise by one of the major industrial sites, Population growth over next decade Employment The trend is set to continue with a newly highest rates (16%) over the next five years, Barking and Dagenham is announced £1billion development framework having already grown by 66% since 2013. % % now in the midst of major which will include 2,500 residential homes, 18 68.1 along with supporting infrastructure Barking and Dagenham has also seen one of transformation as thousands such as schools, libraries and community the highest rates of growth over the past five of new homes are built and centres. It’s all part of an overall plan years in rental prices at 27%, compared with launched by Barking and Dagenham Borough London as a whole (5%). Average rental prices transport links to central Council’s Be First regeneration company, in the region are predicted to rise by a further London improved. As a which aims to build more than 50,000 new 16% over the next five years. homes and create 20,000 new jobs over the result, the borough is ideal next 20 years. for commuters as well as those who want to be part of a brand new urban landscape. Sam Marco, Residential Sales says: It’s a very exciting time to live in Barking and Average house price Average rent Average yield Dagenham. The multi-million pound regeneration has already started to transform the £ 2 97,9 8 2 £1,200 pcm 5% borough and it is only getting better, with new homes, cafes, bars and restaurants drawing people from all over London. It is a first-time buyer hotspot and, with such a diverse mix of residents, there is a real buzz in the centre. With a large shopping centre and five new schools in the pipeline, more and more families are also moving to Barking, taking advantage of the easy commute and the amenities on offer.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 66% 16% 27% 16% 5 ‘Outstanding’ primary schools

0.4% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £445 683 23% 55 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 5 stations 2 0 410 Number of shops 360 Barking CBRE Residential 12–13 London living 2018

Barnet With its already high population predicted to House prices are already on the rise in Barnet. grow by above-average rates over the next Over the past year they have grown by 9%, Current population Average weekly earnings five years, it’s not surprising to learn that no one of the highest rates of all London Barnet is a favourite location fewer than seven major regeneration schemes Boroughs and well ahead of the 2% average for families who want the are underway in Barnet. These will deliver growth recorded across the capital. 392,166 £835 around 27,000 new homes within the next best of both worlds: easy 10 to 15 years. Crucially, the Population growth over next decade Employment access to the unspoilt programme will deliver a new station on the The largest of these, Brent Cross London, is Thameslink rail network along with % % Hertfordshire countryside as designed to provide a significant new town improvements to two other stations. A brand well as fast transport links centre for Barnet and . It will new bus station will also improve transport 14 74.9 include improvements to critical road links within, and into the area. Five new into central London. infrastructure as well as a modernised primary schools and one new secondary Well-served by restaurants shopping precinct. school are also included in the plans. and shops, the area also Overall, the has a higher than average regeneration and growth programme will also deliver 4.2 million square feet of new employment rate. office space, creating huge opportunities for businesses to create local jobs.

Will Castle, Development Consultancy says: I love nothing more than taking a stroll through Average house price Average rent Average yield Garden onto Extension. Broadway is a perfect brunch £556,761 £1,536 pcm 4% hotspot with amazing restaurants like Bluebelles of Portobello and Bob’s Cafe, and for dinner there’s nothing better than my favourite Chinese in London, Good Earth. The Everyman Cinema in High Barnet is a relatively new addition and a luxurious way to enjoy a film with some popcorn and a glass of red on a Saturday night.

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 53% 13% 11% 20% 38 ‘Outstanding’ primary schools

1.3% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £693 2,522 29% 441 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 13 stations 6 0 2,044 Number of shops CBRE Residential 14–15 London living 2018

Bexley Bexley residents have already seen change The improvements to transport will inevitably driven by regeneration at , impact house prices in the area, we expect Current population Average weekly earnings including a new supermarket. Planning prices will grow by around 15% over the next Bordering Kent, the Garden permission has been secured for 220 new five years. This is higher than the average of , Bexley is homes as well as a library and public square growth rate across all London boroughs. 248,418 £737 near the station. In addition, Peabody plans experiencing significant to build a further 1,500 new homes, along Bexley offers one of the most affordable new Population growth over next decade Employment regeneration thanks to the with new retail units and open spaces that build markets in London, with average prices will link Abbey Wood with the South of £358 per square foot. However, rents have % % construction of the new estate. risen significantly in Bexley. Over the past five Elizabeth Line station at years the average rent on a residential property 12 75.5 Property prices are amongst the lowest in has grown by 25%, the third highest rise across Abbey Wood. The new London. This is despite a rise of 53% growth London. As a result, Bexley has the third line will reduce journey in capital values over the past five year, this highest rental yield in London. rise is still ahead of the average rise for times into London of 44%. by almost half, to just 11 minutes, when trains start running in December 2019, making the region particularly attractive for Adam Soussi, International Project Marketing says: city commuters. and gardens is a lovely place to visit when in . This old Tudor house sits Average house price Average rent Average yield on the banks of the River Cray and is perfect for wandering around on a summer’s afternoon. Alternatively pcm % you could visit the Red House, an old arts and crafts cottage; £333,507 £1,074 5 once the home of William and Janey Morris.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 53% 15% 25% 16% 13 ‘Outstanding’ primary schools

0.4% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £358 273 13% 116 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 0 stations 11 0 680 Number of shops CBRE Residential 16–17 London living 2018

Brent Quintain’s Park regeneration bars and the construction of 7,000 homes and programme is well underway in the Brent offices, together with a huge gym, a park and Current population Average weekly earnings region. It is replacing old and outdated —potentially—a brand new music venue. Enclosed by seven other industrial units with new housing, retail, leisure boroughs in the north west and office facilities which will bring growth Brent already has one of London’s highest 331,216 £652 and prosperity to the area at an investment proportion of rented properties. It also has the of London, Brent includes cost of £3 billion. largest Build to Rent scheme in the UK, with Population growth over next decade Employment some of the capital’s most Quintain delivering 5,000 rental units as part So far, regeneration of the 85-acre site has of its plans for . % % long-standing and delivered a 350,000 square foot London traditional commuter areas, Designer Outlet, a four-star Hilton hotel, House prices have risen steadily over the 10 68.8 Brent Civic Centre, student accommodation past five years in Brent, outpacing many other including and with 600 apartments and 525 new homes, boroughs at a total of 52%, and reflecting . It’s best known including 285 affordable apartments. its location in the well-connected north west region of London. Our research suggests for the iconic Wembley In March 2018, Quintain announced the next that this growth will only continue between Stadium which hosts major phase of its project. This will include a further now and 2022. football matches and 250,000 square feet of shops, restaurants and iconic music performances throughout the year.

Alex Vincent-Martelli, International Project Marketing says:

Queen’s Park is a beautiful part of London with Average house price Average rent Average yield a gorgeous park and infinite numbers of independent retailers and restaurants. Gail’s serves the best coffee with the tastiest pastries and I love to sit £497,796 £1,737pcm 4% outside watching the world go by. Brent is going through huge regeneration now with the council investing massively into the South Regeneration Programme improving the area vastly with plenty of new homes and amenity space being provided.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 52% 12% 5% 19% 16 ‘Outstanding’ primary schools

1.1% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £736 3,998 33% 238 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 23 stations 2 0 1,295 Number of shops CBRE Residential 18–19 London living 2018

Bromley Bromley is one of the 13 Metropolitan Centres Developments are also well underway to included in the . This Greater improve the town centres of both Bromley Current population Average weekly earnings London Authority’s initiative aims to ‘build a and , the borough’s main Bromley has a great deal city that meets the challenges of economic shopping areas. to offer families and and population growth’. As a result Bromley 332,927 £898 has exciting plans in place to regenerate its Other attractions in the area include a higher commuters, including ready urban centres. than average number of outstanding primary Population growth over next decade Employment access to the southern home schools, three Overground train stations, The St Mark’s Square development near 23 rail stations and five Tramlink stations, % % counties of Kent, Surrey and Bromley South rail station includes a which provide transport to East Croydon Sussex and strong transport public plaza surrounded by a nine screen and Wimbledon. 12 78.0 multiplex VUE cinema, cafés and restaurants, links to London. Its relatively a 130-bed Premier Inn hotel, 200 private and One of London’s most affluent boroughs, low population density affordable apartments and a new 400 space Bromley has one of the highest rates of secure underground car park. earnings. Despite a 56% increase in house and high proportion of prices and 17% rise in rents, property prices open land make it an remain relatively modest in the borough. ideal place to live, while Bromley Town Centre offers an enviable assortment of shops and restaurants. Caroline Mills, Marketing says: Bromley is the perfect blend of town and Average yield country. It’s London’s greenest borough with Average house price Average rent huge parks and open spaces, but with excellent train links you have London on your doorstep. Ideal for £451,029 £1,281pcm 4% families with its excellent range of schools, and brilliant for first time buyers with its selection of affordable homes, it is a compelling place to househunt. With hidden gems such as Keston, virtually a country village, Beckenham, a buzzing hub of yummy mummies, and glamorous , there is such a variety of area with varying characters; truly a borough that would appeal to anyone.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 56% 12% 17% 17% 27 ‘Outstanding’ primary schools

1.0 % Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £599 751 15% 214 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 3 stations 23 5 1,042 Number of shops CBRE Residential 20–21 London living 2018

Camden Camden stretches between in the Regeneration of certain areas of Camden is south and Hampstead Heath in the north, undoubtably helping to fuel growth of its Current population Average weekly earnings taking in London icons such as property market. Hawley Wharf, the multi-use Renowned for its nightlife Market and the BT Tower. Camden is also development at Camden Lock, is an example and high student home to the redeveloped St Pancras and Kings of how areas of the borough are being 256,903 £986 Cross railway stations, where travellers can revitalised with modern homes, restaurants and population, Camden also catch the Eurostar to France, Belgium and shops, building on the traditional culture and Population growth over next decade Employment has over 2,000 shops and The Netherlands. The borough has an traditions of the area. outstanding education offer, with University % % hundreds of restaurants. College London, the UK’s 4th best university, Camden will benefit significantly from the With the third highest house located here. As a result, it is hugely popular opening of the Court Road 13 66.4 with students; 22,000 students live in Camden, Elizabeth Line () station, in 2019. prices in London, it is a the highest number in any one borough, The £1 billion investment programme at property hotspot that will approximately half of whom are from overseas. is the biggest transport investment in the for decades. only continue to flourish as Both prices and rents have risen strongly in It constitutes the most extensive over-site a destination for those who the borough. Camden now has the third development across the entire Elizabeth Line highest house prices in London (overtaking network and includes 500,000 sq ft of prime want to be at the heart of the City to step up from fourth last year). retail development. The pinnacle of this the action. Rents are up 10% over the past five years, regeneration is the redevelopment of the iconic and we expect this trend to continue with , which has been restored into among the highest forecast price and rent 82 new luxury apartments. rises over the next five years.

Average house price Average rent Average yield £800,466 £2,699pcm 4% Ed Hollest, Development Consultancy says: I am very proud to have been involved in the redevelopment of Centre Point Residences, a central part of the regeneration of Tottenham Court Road and the evolution of Camden. Camden is arguably the most diverse borough in central London, with a wide variety of high end bars and restaurants, boutiques, markets and canal-side living, there truly is something here for everyone.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 45% 19% 10% 23% 18 ‘Outstanding’ primary schools

8.7% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,366 979 35% 748 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 25 stations 4 0 2,096 Number of shops Centre Point CBRE Residential 22–23 London living 2018

City of London The site of the original Roman settlement of The City is one of London’s prime business Londinium, the City of London has maintained hubs with the second highest proportion of Current population Average weekly earnings its reputation as an international centre of office space to London, just behind the City of While not an actual London trade and finance for centuries. Westminster. It has traditionally accommodated Borough, the City of London companies across the financial services, 9, 560 £1,140 Excavation of the areas around Street accounting and insurance sectors, but now is one of the capital’s 33 and Moorgate for the new Elizabeth Line also attracts numerous creative and tech Population growth over next decade Employment local authority districts. The station has yielded fascinating historical companies. It currently hosts 360,000 workers, artefacts, while also promising improved but this is estimated to grow by a further % % beating financial heart of transport links when the new Elizabeth Line is 50,000 by 2026. London, the legendary fully open. Once open, a journey to Heathrow 14 64.7 Airport will take just 41 minutes from the heart Once considered only a place of work, the City Square Mile is increasingly of the City. This explains why property prices is now more diverse and a desirable residential being considered as a great close to the new station at Liverpool Street location. The ability to live close to work is have attracted an additional annual price being realised as the quality of residential place to live as well as work. increase of 2.3%, over and above wider house offering now matches the aspiration of city price growth, since plans for the Elizabeth Line workers. One example of this is MTD’s One were announced in 2008. Crown Place. As a result, the City is becoming a firm part of London’s prime residential property market, with the fifth highest house prices across London.

Average house price Average rent Average yield Alex Evagora, Residential Lettings says: Contrary to the belief a few years ago, the City £687,308 £3,416 pcm 4% comes alive at the weekend. Local hotspots such as Swingers Golf and the immense variety of bars, restaurants and retail draws people from all over London in to the City and this has definitely led to more people choosing to live here. Historically, the ‘Square Mile’ has been pure office land, but not for long! It is becoming increasingly residential with renters and buyers looking to live within walking distance of their work place.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 11% 14% 25% 17% 1 ‘Outstanding’ primary schools

20.0% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,624 599 44% 414 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 11 stations 5 2 868 Number of shops CBRE Residential 24–25 London living 2018

Croydon Always known as a socially diverse and Despite all of this activity, house prices across culturally vibrant area, Croydon includes the borough remain relatively subdued and are Current population Average weekly earnings urban centres East and West Croydon as well the fifth lowest on average across London. Just a mere 15 minutes from as further out into the leafy countryside However, they have risen by 57% since 2013 central London and the such as , where Barratt Homes and are expected to grow by a respectable 391,315 £729 is currently building 700 new homes at 12% over the next five years. international gateway of Cane Hill Park. Population growth over next decade Employment Gatwick Airport, there are Rental prices have also risen steadily across the The centre of Croydon itself is seeing borough and are predicted to grow still further % % some ambitions plans for enormous change, with the recent introduction in the future. Croydon. A £5.25bn of the BoxPark development within Ruskin 11 74.1 Square; a partnership with Westfield and Even before the new developments are investment programme will Hammerson to build leisure, retail and completed, Croydon has a lot to offer beyond transform the borough into residential units in a £1.5bn project; and just reasonable house prices and rent. A third Morello, which includes a 54-story residential of the region is given to open spaces, plus a destination for businesses tower as well as a hotel, Grade A offices, it includes over 1,500 shops and 300 as well as families looking retail units and community space. restaurants. Add to that the fact that office space is on average a third of that in central for high value housing and London, while being just 15 minutes away, ready access to Surrey and and it’s easy to see why Croydon’s future the Sussex coast. looks so bright.

Average house price Average rent Average yield Charlotte Dickerson, Marketing says: Croydon is fast becoming a trendy alternative pcm % to , particularly with the recent £375,474 £1,285 5 BoxPark opening, affordable housing and accessibility. It is a surprisingly fast to commute into London with a train from East Croydon railway station that can take a mere 15 minutes in to , as well as Tramlink running through the borough. Croydon has many rural areas where you could be mistaken for being in the countryside; it really is a fantastic place to live.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 57% 12% 16% 18% 27 ‘Outstanding’ primary schools

2.1% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £610 2,134 23% 288 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 2 stations 15 25 1,544 Number of shops CBRE Residential 26–27 London living 2018

Ealing Since plans for the Elizabeth Line were A third of Ealing’s housing is private rental announced a decade ago, houses located accommodation, which has grown in Current population Average weekly earnings near prospective sites for five stations in Ealing proportion comparatively quickly over the The borough have risen by an extra 4% per annum, over past decade. Rental prices are predicted to of Ealing is well-known for and above wider house price growth. As well increase by a fifth over the next five years as 353,774 £731 as slashing journey times to Heathrow (13 new, higher specification developments are its relationship with the minutes) and Liverpool Street (21 minutes), the made available. Population growth over next decade Employment British film industry. But addition of stations such as will also create opportunities for new businesses House prices in Ealing are exactly mid-way % % substantial developments, and retailers. when compared with all London boroughs, including five new stations but are predicted to grow by a healthy 12% in 7 75.9 While Ealing is proud to host many large the next five years. Hugely improved transport on the Elizabeth Line, are businesses, including Diageo and links and ambitious plans to build 14,000 new stimulating growth and Ferrero, it is also undergoing significant homes are set to transform Ealing, both as a redevelopment of some of its older industrial place to live and to work. opportunities for those who areas, such as the former GSK site in live and work in the region. , to provide more room for residential buildings.

Scott Cabot, Research says: Ealing is a leafy west London borough, typified by Victorian and Edwardian houses and often Average house price Average rent Average yield referred to as the ‘Queen of Suburbia’! It has always been my favoured location, but the opening of the £496,759 £1,715pcm 4% Elizabeth Line will further boost its popularity. It will host five stations from Acton to , the most of any borough that the route passes through.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 49% 12% 0% 19% 17 ‘Outstanding’ primary schools

1.4% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £718 1,636 31% 222 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 19 stations 9 0 1,096 Number of shops CBRE Residential 28–29 London living 2018

Enfield The huge project will include a House prices in Enfield provide good value brand new rail station that, once it opens in opportunities for families planning to take Current population Average weekly earnings 2019, will deliver commuters to Liverpool advantage of the regeneration of one London’s Situated in north London, Street in just 24 minutes. Situated next to Lee greenest boroughs. New build properties sell at Enfield borders Hertfordshire, Valley Regional Park, the 210 acre site will an average of £509psf, demonstrating good 333,367 £720 provide a highly attractive waterside living and value for money. Predicted to rise by a further with half of its area working environment. 13% over the next five years, house prices in Population growth over next decade Employment given over to open spaces Enfield have already risen by 53% since 2013, Beyond Meridian Water, Enfield has introduced outpacing the average price rise across the % % – the third largest behind development projects both large and small whole of London (44%) by some margin. Bromley and Richmond- across the borough, including the New 13 68.7 Southgate Masterplan and the Electric Quarter Growth in rents has also outpaced London by upon-Thames. The £6 billion in . a factor of three and shows no sign of slowing Meridian Water programme down; we expect rents to increase by 19% over Road transport links are particularly strong in the next five years. Rental yields have increased is set to transform the Enfield, with ready access to the North Circular strongly over the past year, rising from 4.3% to borough with thousands of Road (A406), the A10 and the M11, which 4.8%. new homes and jobs. links London to Cambridge.

Luke Mills, Managing Director of Residential says: I especially love Enfield for it’s wonderful green spaces. My favourite spot is Average house price Average rent Average yield which is one of the least-known, but best London villages. It has a traditional village green at its heart with £398,592 £1,329pcm 5% a fantastic butcher, as well as great , cafes, florists and even art galleries. Whilst being a traditional English village, there is a wonderful multi-cultural mix with especially strong Greek and Turkish influences.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 53% 13% 15% 19% 20 ‘Outstanding’ primary schools

0.6% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £509 321 26% 156 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 10 stations 11 0 923 Number of shops CBRE Residential 30–31 London living 2018

Greenwich The proximity of Greenwich to the City of As a result of such high profile developments, London has long made it a perfect choice for along with better transport links, house prices Current population Average weekly earnings commuters. However, the addition of are predicted to grow by 15% over the next five One of several London the new station, years, having already climbed by 47% since boroughs to benefit from rail which will replace the current Greenwich North 2013. Indeed, the Elizabeth Line effect has 286,340 £805 underground station, is sure to attract already added a premium to prices of connections unlocked by even more people to live as well as work properties near two new stations at Population growth over next decade Employment the new Elizabeth Line, in the area. and Abbey Wood of 5.9%. Rents are predicted to grow by 19% by 2022. % % Greenwich includes many Peninsula Place, which will house the new sites of historical importance station, will have 800 apartments, 300,000 Attractions such as , the Royal 14 73.3 square feet of offices and around 80 shops. Observatory and the provide and interest. The £1 billion landmark will be connected to excellent opportunities to connect with the rich It is also undergoing the Thames via a bridged walkway, and will history of the area. But developments like include bars, restaurants, a cinema and a Peninsula Place will modernise the area, significant redevelopment, performance venue. making it more desirable for those who want to particularly around its work and live near to the City or Canary Wharf. Other regeneration projects in Greenwich Thames front area. include Enderby Wharf, a new riverfront development of studio, one, two and three bedroom apartments with views of the City and Canary Wharf.

Average house price Average rent Average yield Helene Parry, Development Consultancy says: Greenwich has something for everyone. For £386,324 £1,559pcm 4% families, it is child friendly with good schools and big, spacious green parks. For the foodies among us there are a fabulous range of restaurants, everything from pasta to sushi and great curries! For professionals it is very accessible with fantastic transport links to Canary Wharf and the City – I love using the Thames Clipper boat during the summer! The weekends can be spent at the market, which has everything from vintage clothes and upcycled furniture to international food House price growth House price growth Rental value growth Rental value growth stalls, prior to dancing the night away in Oliver’s jazz bar.” over last five years five year forecast over last five years five year forecast 47% 15% 15% 19% 24 ‘Outstanding’ primary schools

0.6% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £741 3,818 23% 113 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 1 stations 12 4 613 Number of shops Callis Yard CBRE Residential 32–33 London living 2018

Hackney As well as housing thousands of tech firms in The success of the area translates into growing and around Silicon Roundabout, Hackney is a property prices, with average house prices just Current population Average weekly earnings hotbed of artistic talent and entrepreneurship, outside the top 10 for all London boroughs. Home of world-renowned fuelled by initiatives such as the construction of However, house prices are predicted to grow Tech City, Hackney is one 600 creative industry workspaces converted by 19% over the next five years, well ahead of 280,917 £761 from former mills and plastic factories in the London average of 13%. Despite its of the biggest success Hackney . increase in popularity, new build prices remain Population growth over next decade Employment stories of London’s East End modest given its central location at around A growing number of architects, £1,078 per square foot. % % regeneration programme. photographers, digital artists and designers As programmes to further have settled in the area, sparking demand for As is to be expected in an area populated by 14 73.1 a new infrastructure of restaurants, shops and entrepreneurs and City commuters, a third improve and update the meeting places. , where the current of residential buildings are rented properties. area continue to roll out trend for artistic and creative businesses The size of the private rental sector grew by arguably began, now provides 30,000 jobs to 71% between 2006 and 2016, highlighting over the next few years, people travelling in from across London. the growing requirement for flats and houses house prices are predicted to rent. In addition to its growing business base, to rise at one of the fastest Hackney is increasingly viewed as a great rates in London. place to live. Despite the rise in building projects, Hackney retains more green areas than any other inner London borough, with 62 parks and open spaces available to workers and residents. Average house price Average rent Average yield

Julien Mills, Head of International Projects Marketing says: £546,658 £1,993 pcm 4% I have lived between , and for 20 years. My family and I particularly love the diverse neighbourhood, and Hackney has the best greenspaces, but importantly, the strong school offering has allowed us to stay here. There is a great blend of independent cafes, restaurants, pubs, curiosity shops and second-hand furniture dealers, as well as independent greengrocers, fishmongers, House price growth House price growth Rental value growth Rental value growth and butchers right on our doorstep. Meanwhile, the fantastic over last five years five year forecast over last five years five year forecast transport provides access to the West End and the City in 55% 19% 4% 22% 21 only 15–20 minutes.” ‘Outstanding’ primary schools

2.0% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,078 2,993 33% 232 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 13 stations 0 0 969 Number of shops One Crown Place CBRE Residential 34–35 London living 2018

Hammersmith Phase two of the Westfield centre opened in The many advantages of living in March 2018, bringing 80 new shops and Hammersmith and Fulham mean that Current population Average weekly earnings and Fulham restaurants to what is now Europe’s largest residential properties are in high demand, shopping centre. making the borough the fourth most expensive in terms of house prices. One of London’s 187, 3 62 £965 Commuters and families There are plenty of bold plans in place to bring wealthiest boroughs, Hammersmith and more residential properties to the area too. Fulham is expected to see further increases in alike enjoy living in Population growth over next decade Employment The development of White City is transforming house prices of 10% over the next five years. Hammersmith and Fulham, the area into a thriving new place to live, % % taking advantage of its work and play. Hammersmith and Fulham has also seen the 5 76.4 highest growth in yield rates from rented plentiful shops and Set within a ten acre site with eight acres of properties, from 3.3% in Q1 2017 to 3.6% in restaurants, good transport open green space, secluded gardens and Q1 2018. water features, White City Living will comprise links and highly rated 1,400 new homes. White City Living will not A fifth of Hammersmith and Fulham, equivalent schools. The redevelopment only offer homes, but also a wide range of to 231 hectares, is devoted to parks and open boutique shops, restaurants, cafés and spaces and the area includes many points of at White City will provide bars alongside spaces for performances, interest including three football clubs, Chelsea, even more opportunities markets and exhibitions. In addition, Imperial Fulham and Queens Park Rangers. College is extending its west London Campus to live and work in this with a new Molecular Sciences Research Hub, popular borough. the Michael Uren Biomedical Engineering Research Hub and a residential tower for students. Average house price Average rent Average yield £754,225 £2,528pcm 4% Mark Collins, Chairman of Residential says: As former Club Director for Fulham Football Club, I have spent many years in Hammersmith and Fulham and have seen huge improvements both in amenities and development, particularly along the River Thames and in Earls Court. It has been fabulous to see the river walk being improved and extended around Hammersmith House price growth House price growth Rental value growth Rental value growth Bridge; on a sunny day this is one of the best walks in London over last five years five year forecast over last five years five year forecast with some fantastic pubs, restaurants and architecture to enjoy along the way. Mount Anvil’s Queens Wharf development is 29% 10% 29% 21% perfectly positions on the river bend with some beautiful views 19 down the Thames – one of the best spots to watch the boat race!” ‘Outstanding’ primary schools

2.9% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,324 2,138 34% 347 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 17 stations 0 0 1,556 Number of shops White City Living CBRE Residential 36–37 London living 2018

Haringey Haringey shares the Upper area, A new bus station will also be open for where a huge regeneration project is business, while Tottenham is under Current population Average weekly earnings underway, with Enfield, Waltham Forest and consideration for inclusion on the Crossrail 2. A borough of contrasts that Hackney. The project aims to provide 20,100 This is still in the planning stage, but if includes leafy new homes by 2031 and a network of green implemented will run from Broxbourne in the 273,667 £744 and blue spaces that open up access to the north east of London to Epsom, alongside urban Tottenham, Lea Valley Regional Park. and Shepperton in the south west. Population growth over next decade Employment Haringey is poised for is a key area within the House prices are already trading at a premium % % significant change thanks to development and is set to deliver 2,000 in Haringey, with the ninth most expensive plans outlined for the Upper new high quality homes, a new town centre residential properties in London. Prices have 11 68.0 and improved green and open spaces. risen by 68% over the past five years and are Lea Valley Opportunity Area. Upgrades to Tottenham Hale underground and predicted to increase by a further 16%, making House prices are forecast to rail station will be implemented by 2019, it one of the top five boroughs in London for enabling more passengers to use facilities and forecasted house price growth. continue on a steep growth acting as the first stop for passengers travelling path over the next few years. from Stansted Airport into London. Rents have also grown strongly over the past five years, increasing by 19%, which is almost four times the London average. We expect rents to grow by a further 19% by 2022.

Average house price Average rent Average yield James Burrows, Development Consultancy says: Having just started a family, Haringey is the ideal location for me. It has lots of £591,477 £1,558 pcm 4% family-friendly green space, but my favourite place is for it’s amazing festivals, concerts, farmers markets and walks. Up and coming Green Lanes is full of culture and I would highly recommend Banners in for it’s amazing jerk chicken (once visited by Bob Dylan!).”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 68% 16% 19% 19% 19 ‘Outstanding’ primary schools

0.5% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £805 660 34% 209 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 13 stations 6 0 1,076 Number of shops CBRE Residential 38–39 London living 2018

Harrow The ‘Heart of Harrow’ is the Borough Council’s More leisure and cultural facilities are planned name for a key regeneration area measuring as well as an increase in green spaces for Current population Average weekly earnings 177 hectares. It encompasses the two local residents and visitors to enjoy. One of London’s outermost town centres of Harrow and , the boroughs, Harrow is 10.5 Station Road corridor linking these two centres While relatively distant from the West End of 254,254 £777 and the industrial land and open spaces London and the City, Harrow nonetheless offers miles away from the centre surrounding Wealdstone. strong transport links into Euston and Population growth over next decade Employment of the capital and shares its stations, delivering passengers to Part of Harrow’s regeneration plan will include their destination within 20 minutes. % % northern borders with the development of 2,800 new housing Hertfordshire. Known for its properties, in anticipation of future population House prices in Harrow are just below average 10 79.0 growth. Harrow also wants to bring conscious prices for London as a whole and have grown conservation area of changes to the area so that it develops a steadily by 51% over the past five years. Harrow-on-the-Hill, the distinct character and attracts more people to Looking to the future, an investment in Harrow live and work here. today may well pay off in the future: house borough is also home to prices in the region grew by 14% in the last Harrow School and a large It will do this by changing land use mix to year alone, significantly outpacing London. attract more smaller business, providing a campus run by Westminster better retail offering within Harrow and University. encouraging high quality shops that will build on its already thriving economy.

Average house price Average rent Average yield Alice Stewart, Marketing says: One of the best things about Harrow is the £462,986 £1,382pcm 4% ease in which I can get to central London while being on the brink of the countryside; you truly do get the best of both worlds. The large parks such as Headstone Manor and Cunningham Park are perfect for a weekend stroll, while the wide variety of bars and restaurant are perfect for weekend and weekday treats alike.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 51% 14% 13% 19% 23 ‘Outstanding’ primary schools

0.8% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £654 1,477 25% 161 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 4 stations 1 0 905 Number of shops CBRE Residential 40–41 London living 2018

Havering By 2019, Havering will benefit from the Havering already has the highest proportion completion of the Elizabeth Line and the of open space of all London boroughs at Current population Average weekly earnings connections and increased capacity that this 59% and ready access to the and Kent Sharing its eastern border will provide. Our analysis shows that the price countryside, making it an ideal location for with Essex, Havering is one of houses sited near the three new stations at families as well as London commuters. 2 57, 726 £717 , and have of London’s greenest already benefitted from an additional 3.7% Havering also offers good value housing, Population growth over next decade Employment boroughs. It is currently growth per annum, over and above wider with the third lowest prices across London house price growth, since plans to build the ahead of Bexley and Barking. Rents are % % rolling out an ambitious new line were announced in 2008. reasonable too but have grown by one of the project to regenerate 12 highest rates in London over the past five years 13 76.5 There will also be a new rail station at and are likely to continue rising (16% between sites in the area, creating a , which will serve new residents now and 2022). total of more than 3,000 and businesses in the London Riverside development zone by 2020. This will include Romford offers an excellent choice of bars council houses. Havering is London Riverside Conservation Park, a and restaurants as well as a good range of also included in the London 6.4 km² conservation, recreation and shops, plus its famed Romford Market with Riverside redevelopment amenity zone at Rainham. its 270 stalls. project, which spans neighbouring borough Barking and Dagenham.

Average house price Average rent Average yield Kiera Newman-Lowe, Development Consultancy says: Havering has lots of terrific green, open spaces which are ideal for long walks with plenty of £ 3 56,119 £1,144pcm 5% cafés and pubs along the way. Transport into and out of London is very reasonable; it takes around an hour for me to commute to Canary Wharf from home. But more importantly for me, it takes just half an hour to go further east to the beach for a great day out! Romford is known for its nightlife, and the 767 year old historic street market there has always been very popular. gives off a village-like vibe, while Brentwood is home to some fabulous restaurants like The Fat Turk House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast and The Nags Head.” 56% 15% 21% 16% 13 ‘Outstanding’ primary schools

0.5% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £497 368 12% 149 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 14 stations 5 0 752 Number of shops CBRE Residential 42–43 London living 2018

Hillingdon Ambitious plans are in place to develop Research shows that house prices near the Hillingdon in line with the Opportunity Area three stations have already increased by 3.1% Current population Average weekly earnings plan for London, including RAF which more per annum in the 10 years since London’s most westerly will provide 1,300 new homes as well as locations were announced in 2008. borough, Hillingdon is the business and leisure space to create a brand 306,127 £664 new community. Overall, house prices in Hillingdon remain home of Heathrow Airport at relatively good value, with the ninth lowest Population growth over next decade Employment and its surrounding Former industrial sites as well as airfields are prices across London. Predicted rises of being developed to provide more housing. house prices at 14% over the next five years % % industrial and office These include the former Nestle factory in are above average for the capital, while rents infrastructure, including the Hayes, whose iconic 1960s Art Deco style are predicted to rise by 18% between now 14 74.4 entrance will be retained while providing and 2022. prestigious Stockley Park. 1,381 new homes. It is one of the most Still in its early stages, plans to expand Residents of The Nestle development will be Heathrow Airport with a third runway will biodiverse boroughs in able to take advantage of the new Elizabeth deliver more capacity for travellers as well London, with a rich mixture Line station at Hayes & Harlington, one of as tens of thousands of new jobs and three stations on the Elizabeth Line that will apprenticeships. of woodlands and scrubs, open in 2019 along with those at Heathrow grasslands, wetlands, rivers, and . gardens and parklands making up almost half of the region’s area. David Chapman, Research says: Average house price Average rent Average yield Hillingdon to me is Heathrow Airport, the busiest airport in Europe. It’s great living so close to a gateway to the world, making it so easy to £403,578 £1,330 pcm 4% visit other European cities for a weekend break. When I stay at home, I love nothing more than a stroll around Denham Country Park – 69 acres of nature reserve spreading between London and Buckinghamshire through the Colne Valley.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 49% 14% 15% 18% 18 ‘Outstanding’ primary schools

2.4% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £525 1,643 21% 194 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 15 stations 4 0 1,142 Number of shops CBRE Residential 44–45 London living 2018

Hounslow Many well-known companies have established with the 12th lowest prices in London. House UK headquarters in Hounslow, including Sky in prices have risen by 38% over the past five Current population Average weekly earnings Osterley and GlaxoSmithKline in . years and are predicted to rise by a further Bordering Hillingdon, the Well-connected to London and Heathrow 12% between now and 2022. Borough of Hounslow is a Airport via road and rail, Hounslow is well 273,727 £761 placed to continue attracting large While rents in the borough have grown renowned business centre organisations to its business parks. relatively slowly in Hounslow over the past Population growth over next decade Employment for organisations that need half-decade, this will change looking forward Hounslow Town is the main shopping and as they are predicted to increase by 20%, one % % strong national and leisure centre in the borough and includes of the highest rates in London. international transport links multiple precincts such as the Blenheim and 12 74.9 Treaty complexes. Plans are underway to Although Hounslow is home to many via Heathrow Airport. It’s an develop Hounslow further with the High Street businesses and urban centres, 38% of the area area that offers excellent Quarter, a Barratt development that will deliver is devoted to open spaces, including Hounslow 528 homes, along with a new multiplex Heath. This is a designated local nature employment opportunities, cinema, shops and office space, by 2021. reserve and Site of Metropolitan Importance but also beautiful open for Nature Conservation that is made up of Despite its proximity to Heathrow and lowland heath, grassland, woodland, scrub, spaces and great shops and surrounding business districts, Hounslow can wetlands and wildflower meadows, with a large restaurants. still offer house prices at a reasonable level, network of paths for country walks.

Average house price Average rent Average yield Matt Stevens, Research says: I really enjoy visiting Hounslow, especially pcm % where there is an untold amount of £425,790 £1,455 4 open green spaces, amazing riverside walks and a thriving high street. It is also home to my favourite restaurant, the Michelin starred La Trompette.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 38% 12% 7% 20% 22 ‘Outstanding’ primary schools

2.5% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £775 861 26% 128 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 7 stations 7 0 653 Number of shops CBRE Residential 46–47 London living 2018

Islington As well as working to improve social and Islington is also benefitting from the growth of affordable properties, Islington has embarked Tech City in and around Old Street just down Current population Average weekly earnings on a series of exciting new developments to the road. The many tech and creative Close to the Square Mile boost the availability of housing in the businesses that now thrive in yet maintaining a unique borough. These include Archway Campus, the are attracting even more young professionals 245,410 £941 redevelopment of a former university campus and families to make their home in nearby reputation for nightlife by Peabody; and Islington Square, built on the Islington. Population growth over next decade Employment and attractive traditional site of the former north London Royal Mail sorting and delivery centre. The combined Tech City and Elizabeth Line % % housing, Islington has effects help to explain why Islington is predicted always been a popular The inclusion of Farringdon station in the new to see the joint highest rise in rents over the 13 77.0 Elizabeth Line will unlock direct travel to the next five years at 23% (along with Tower choice for young north east and south west of London for Hamlets, Camden and Southwark). professionals and families Islington residents. Properties around the station have already outpaced other housing Islington already has the eighth highest house as well as city workers. prices in the region (by 2.1% per annum prices in London and these are likely to hold When the Elizabeth Line over wider price growth since plans for the up well in the near future, with a predicted rise Elizabeth Line were announced in 2008), of 15% over the next five years. opens in 2019, trains will highlighting the value of connectivity to stop at Farringdon, making those buying property. Islington even better connected to the rest of London. Average house price Average rent Average yield Frida Skytt, Research says: What I love the most about Islington is the endless choice of excellent restaurants that spill £619,918 £2,130 pcm 4% out onto the streets and create a truly vibrant atmosphere. My favourite place is a family run Ecuadorian restaurant on Essex Road where they make the best Ceviche and Pisco Sour cocktails. I also like to browse the weekend antiques market on Camden Passage and take a stroll down to Regents Canal for a coffee and watch the boats go by.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 33% 15% 11% 23% 12 ‘Outstanding’ primary schools

5.6% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,292 1,448 30% 435 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 13 stations 3 0 1,320 Number of shops CBRE Residential 48–49 London living 2018

Kensington and By any measure, Kensington and Chelsea is The borough also includes many of London’s the most affluent area of London. On average, best-loved museums, such as The Science Current population Average weekly earnings Chelsea its residents have the highest income; rents are Museum, the Natural History Museum and the highest, outpacing even the City of London. The Victoria & Albert Museum. 166,070 £1,583 London’s most exclusive Yields from rental properties grew from 2.9% London’s smallest borough by area, Kensington to 3.2% between Q1 2017 and Q1 2018, and Chelsea is one of its most densely borough, Kensington and Population growth over next decade Employment the second highest rate of growth behind populated. Plans are underway to improve less Chelsea includes the highest Hammersmith and Fulham. The robustness of affluent pockets of the region served by social % % priced properties in London the housing market in the borough is further and council housing to regenerate estates such 2 67.9 demonstrated by predicted growth in both as Wornington Green, where 1,000 new at an average £1,527,309. house prices (15%) and rents (19%). homes will be made available. Peabody has However, serious efforts are also completed a scheme at Silchester to Kensington and Chelsea has the highest regenerate the site and provide 112 homes also underway to improve number of Michelin Star restaurants (12) together with a proposed new community social and affordable outside of Westminster. And of course facility, enterprise hub and retail unit. the borough includes legendary shopping housing across the borough destinations such as the King’s Road, to benefit all residents. and .

Phyllis Agbo, Development Consultancy says: Average house price Average rent Average yield Living in Kensington and Chelsea means that I don’t need to make any weekend plans. £1, 527, 3 0 9 £3,546 pcm 3% Walking around the beautiful avenues of , the stunning squares of Chelsea, the South Kensington museums or the vibrant shopping streets of Portobello is one of the best ways to spend a day in London. My favourite time of year in this borough is August, when the world’s best street party, Carnival, comes to town!”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 44% 15% 9% 19% 19 ‘Outstanding’ primary schools

1.8% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,913 566 39% 457 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 12 stations 0 0 1,934 Number of shops CBRE Residential 50–51 London living 2018

Kingston upon itself is a destination Train times to London Waterloo from Kingston shopping and leisure town for much of the of just 25 minutes add to the borough’s Current population Average weekly earnings Thames surrounding area, including neighbouring appeal, while proximity to the M25 London Surrey. River walks, a daily market and multiple Orbital motorway via the M3 opens up ready retail precincts including the Bentall Centre access to the south west and south coast. 178,112 £828 Leafy Kingston upon Thames (which includes 75 stores and over a 1,000 brands) help to maintain Kingston’s popularity. Given its many attractions, it’s not surprising to in south west London has Population growth over next decade Employment learn that average house prices in Kingston the look and feel of a As part of its Kingston Futures initiative, the upon Thames are the 15th highest in London, % % traditional English town, Borough Council is working with developers to despite it being an borough. 14 76.1 replace the current Eden Walk shopping centre Prices have grown by 48% over the past five while its excellent transport with a new development that will include a years and are predicted to grow by an links make it top of the list boutique cinema, a dining terrace and cafes additional 12% between now and 2022. and 385 apartments. for those who want to live Rents have been slower to rise in Kingston outside central London. Outside the main conurbation, the Royal upon Thames in recent times, but are forecast Borough of Kingston upon Thames to rise by 16% over the next five years. includes commuter such as , Chessington, , and parts of . Almost 40% of the Kingston upon Thames area is open land, and properties located near its parks and open spaces attract a price premium of 47%.

Average house price Average rent Average yield James Calder, Development Consultancy says: £501,225 £1,432pcm 4% My family and I love living in Kingston. It feels like a million miles from London with so much green space and wildlife, yet it is still well connected to the city and on the doorstep with Richmond. The River Thames is just a short walk from us and we spend a lot of time down by the river – so much so that we have recently bought our own canoe! There is a really diverse mix of ages in Kingston too, with longstanding residents mixing with the House price growth House price growth Rental value growth Rental value growth energetic young students.” over last five years five year forecast over last five years five year forecast 48% 12% 3% 16% 16 ‘Outstanding’ primary schools

1.0 % Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £721 508 25% 164 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 0 stations 9 0 732 Number of shops CBRE Residential 52–53 London living 2018

Lambeth Lambeth includes the popular commuter areas House prices have risen steadily in Lambeth in of , , , West recent times, by over 50% in five years. They Current population Average weekly earnings and as well as the South are predicted to grow by a further 13% Increasingly seen as a Bank commercial and leisure area opposite the between now and 2022. The growth rate of borough of choice for . The is the rents will outpace house prices going forward 333,830 £797 home of the , the Royal Festival and are predicted to rise by 22%, one of the commuters, Lambeth Hall and the National Theatre. highest increases in London. Population growth over next decade Employment includes one of inner The ambitious VNEB regeneration project will Although Lambeth is one of London’s most % % London’s largest establish a brand new neighbourhood in densely populated boroughs, it has some regeneration projects at Lambeth, connected to London via an well-loved open spaces including Vauxhall 9 80.8 improved Northern Line including a £1 billion Pleasure Gardens, and Lido Vauxhall, and extension and two new underground stations. and . It also offers a total Battersea (VNEB). The Vauxhall’s gyratory road system will also be of 1,161 shops and more than 300 restaurants. project will provide 18,000 remodelled to enable better traffic flows. new homes by 2030 along with two new underground stations and 50 acres of Marisa Ribeiro, Residential Sales says: public space. My favourite place in Lambeth is Brixton. It is one of the most vibrant neighbourhoods in London, a creative hub, foodie hotspot and bursting with loads of great pubs and bars. There is an enormous Average house price Average rent Average yield array of cuisine choices in Brixton Village: you can’t miss out on breakfast at the Burnt Toast Café, it is small and you’ll need to get £528,413 £ 2,113 pcm 4% in early to miss the queues but they do the best coffee, pancakes and Eggs Benedict. For dinner try Kaosarn for delicious Thai dishes, Mamma Dough for pizza or Fish Wings & Tings which do a great Curry Goat and Jerk Chicken.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 54% 13% 12% 22% 33 ‘Outstanding’ primary schools

2.2% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,322 2,713 32% 335 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 9 stations 12 0 1,161 Number of shops Nine Elms Point CBRE Residential 54–55 London living 2018

Lewisham Due for completion by 2021, Lewisham The town includes areas such as St Johns and Gateway is a £375 million project that will Hither Green, as well as Lee and Ladywell to Current population Average weekly earnings provide 900 new homes, alongside new retail, the south and east. While Lewisham is the Despite its proximity to the restaurant and commercial space and much largest retail centre, other popular areas across City of London, Lewisham improved bus, taxi and cycling facilities. the Borough include , and 305,800 £754 Blackheath. has traditionally been an Other new developments in Lewisham Population growth over next decade Employment overlooked borough. include Barratt’s Renaissance project, which House prices in Lewisham are the 10th lowest includes 788 apartments and a state-of-the-art in London but are accelerating quickly, having % % This is set to change with leisure centre. grown by 66% over the past five years, one the completion of Lewisham of the fastest growth rates across all boroughs. 13 83.2 Both Lewisham Gateway and Renaissance Rents in Lewisham are also on an upward Gateway, which its are located close to Lewisham’s transport trajectory. They have grown by 18% in the developers believe will hub, which is connected to the Docklands past five years, but are projected to increase by Railway (DLR) as well as speedy train 19% by 2022. Growth in yields from rental provide a new heart for the routes into and London properties is also relatively healthy, having borough’s main town centre. . risen from 4.1% to 4.3% between Q1 2017 and Q1 2018.

Ros Weaver, Development Consultancy says: Lewisham is developing quickly, but is retaining Average house price Average rent Average yield its strong sense of identity. I live in Catford, where community is very strong, and local campaigns pcm % have helped saved Lewisham hospital, Catford’s burnt £415,518 £1,426 4 down and an old theatre. Residents are deeply protective of the 37 allotment sites in Lewisham and the many churches, with many church gardens running volunteer projects where they work at ‘Greening’ Grey Britain. One of my favourite places, Blythe Hill Fields, has 360-degree views of London interrupted only by sporadic tree lines, and people gather with bottles of Champagne to watch the fireworks across London on NYE. There are still underutilised House price growth House price growth Rental value growth Rental value growth open spaces in Catford and it’s very exciting to see what develops as over last five years five year forecast over last five years five year forecast the public realm grows further.” 66% 13% 18% 19% 25 ‘Outstanding’ primary schools

0.4% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £695 1,628 28% 168 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 5 stations 15 2 1,025 Number of shops CBRE Residential 56–57 London living 2018

Merton Merton is one of London’s best connected Merton Council has approved three further boroughs, being the only one linked to the planning applications. They include Clarion Current population Average weekly earnings rest of the city by train, underground and tram Housing’s £1 billion regeneration scheme, Most famous for Wimbledon networks. This is set to improve still further which will provide 1,570 homes in the High Tennis Club, Merton is a when plans to extend the tram network to Path estate, ; HTA’s plans for 213,474 £838 Sutton and come to fruition, along the Ravensbury neighbourhood in , relatively affluent borough in with the proposed Crossrail 2 project that which would see up to 180 new homes built as Population growth over next decade Employment south west London that is would include Wimbledon station as a key well as a community centre; and an 800-home interchange in its south west section. scheme for the Eastfields estate in Mitcham. popular with families and % % young professionals. Several The most significant redevelopment project in House prices in Merton tend to be broadly in 10 79.7 Merton is underway in Morden. Merton line with other boroughs south of the Thames, of its pleasant streets are Council and are working such as Richmond and Lambeth. They have designated conservation on a project to improve and expand the area’s grown steadily by 49% over the past five years retail offering, increase accommodation for and are predicted to grow further by 11% in areas and a third of its area businesses, create 2,000 new homes and the next half decade. is given over to open improve public spaces. The average value of new builds in Merton spaces, thanks in part to the remain comparatively reasonable at £890 per 460 hectare (1,140 acre) square foot. While rents have risen relatively . slowly in recent times, they are expected to accelerate in the next five years by 19%.

Average house price Average rent Average yield

Jennet Siebrits, Head of Residential Research says: £512,329 £1,587pcm 4% When I first came to London, I moved to Wimbledon; mainly because of the excellent riding school. I always wanted to ride over the common and meet a Womble! Of course, Wimbledon is best known for the tennis and the area comes alive with a real buzz for those first two weeks in July.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 49% 11% 6% 19% 14 ‘Outstanding’ primary schools

0.8% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £890 192 27% 90 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 5 stations 11 9 499 Number of shops CBRE Residential 58–59 London living 2018

Newham It is estimated that £22 billion will have been Prices for houses close to the new stations have invested in Newham by 2025, creating more already risen by an additional 5.6% per annum Current population Average weekly earnings than 35,000 new homes and 100,000 new since their locations were announced in 2008, Newham has a bright future jobs. The programme started in Stratford, with demonstrating the huge impact that transport ahead of it, thanks to the redevelopment of the Olympic Park, and links have on property values. 340,732 £646 the arrival of the Westfield regeneration projects and shopping centre, and has now extended into Overall in Newham, house prices have risen Population growth over next decade Employment the inclusion of five new the north of the borough. by 70% over the past five years, the second highest increase in London behind Waltham % % Elizabeth Line stations that The next phase is being driven by the imminent Forest. At present, house prices are the fourth will create demand for opening of the Elizabeth Line in 2019, which lowest in the capital, while rents remain 14 68.7 will include four stations on the north east reasonable but are forecast to rise by 21% homes from commuters and branch to Shenfield at Stratford, Manor Park, between now and 2022. families alike. Newham and Maryland and one station on the south eastern branch at Custom House. Transport links, including ready access to City includes Stratford, site of the Airport, will be the biggest drivers for rapid London Olympics, which This last station will be an important asset for change in Newham, along with further the £3.7 billion development project currently initiatives such as the development has been skilfully recycled to underway at and Custom that will deliver 5,000 new homes. provide a whole new House, which aims to deliver 12,000 new residential area in east homes by the time it is completed. London.

Average house price Average rent Average yield Oliver Spriggs, Development Consultancy says: I live in Newham because of the affordable, £372,069 £1,637pcm 5% yet quality housing offering and the incredibly well-connected towns. The bars, restaurants and cafes opening in the area have significantly improved in the last couple of years and are continuing to do so. With the Elizabeth Line and the Madison Square Gardens orb arriving, there are many other exciting projects coming to fruition in Newham.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 70% 16% 15% 21% 30 ‘Outstanding’ primary schools

0.8% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £646 5,048 38% 176 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 9 stations 5 14 1,574 Number of shops CBRE Residential 60–61 London living 2018

Redbridge The Manifesto outlines a strategic vision as well as Flats, but for the town as a major new centre for London it also has 35 parks, playgrounds and open Current population Average weekly earnings with thousands of new homes, jobs, restaurants spaces including Country Situated in east London, and services. The Ilford Housing Zone will Park, with 300 acres of land to explore. Redbridge is one of bring more than 2,000 new homes to the area According to our research, properties near 299,622 £784 by 2021, while the opening of the Elizabeth such areas in Redbridge attract a park London’s greenest boroughs Line will see journey times from Ilford station premium of some 67%. Population growth over next decade Employment with 40% of its land devoted dramatically reduced. Population growth in Redbridge is projected at % % to open spaces. Ambitious Three new stations at , 15%, the third highest growth figure across the plans are underway to and will extend the benefits of capital behind Tower Hamlets and Barking and 15 70.2 the Elizabeth Line across the region. House Dagenham. Part of the impetus behind the redevelop Redbridge’s main prices for properties near the stations have Ilford Manifesto is to prepare for continued town and administrative already seen increases of 4.5% above average population growth, as new transport links for the borough. encourage more people to live and work in centre; Ilford, driven by the the region. While house prices and rent are arrival of three new Many commuters and families are attracted to currently good value for money, the former Redbridge by its green spaces and beautiful are predicted to grow by 15% and the latter Elizabeth Line stations. countryside. Redbridge includes parts of by 19% over the next five years.

Average house price Average rent Average yield Megan Higgins, Marketing says: Redbridge combines the best of village life with the buzz of London living. It’s full of green £416,569 £1,317 pcm 5% spaces but also close enough to the city with the Central Line and soon, the Elizabeth Line, running through it. The best thing about living in Redbridge is having parts of Epping and Hainault Forest on your doorstep. is always full of dog walkers and young families and has a lovely atmosphere and beautiful scenery. At the weekend I love meeting my friends for brunch on Wanstead High Street at Gail’s Bakery or one of its independent cafes.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 54% 15% 15% 19% 24 ‘Outstanding’ primary schools

0.6% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £508 840 26% 154 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 11 stations 4 0 910 Number of shops CBRE Residential 62–63 London living 2018

Richmond upon Along with Bromley and Havering, Richmond Across the borough, plans are underway for a upon Thames has the highest proportion of major regeneration project at Cocks Crescent Current population Average weekly earnings Thames green and open spaces in London. More than in New Malden District Centre. In common half of the borough is parkland, and homes with many other London boroughs, Kingston is overlooking these parks attract a price planning to rebuild an existing housing zone, 201,390 £1,064 Best known for its riverside premium of 83%. in this case Cambridge Road Estate, to provide more and higher quality properties for residents walks and green spaces, Population growth over next decade Employment Extensive green spaces undoubtedly contribute in the region. including to Richmond’s position as London’s happiest % % and Gardens, place to live, as it has been named for three The volume of new building projects is on 13 74.2 years in a row. Key residential areas beyond the low side in the borough when compared Richmond upon Thames in Richmond itself include Barnes, St Margaret’s, to the rest of London, while house prices are the south west of London is Cambridge Park, and East Sheen. the sixth highest in the city as a whole. Prices are predicted to rise by a further 12% over a perennial favourite for Regeneration projects in Richmond tend to the next five years. families and commuters. involve the development of historic buildings, like the recently refurbished Richmond Brewery Well-connected by train and Stores, an early 20th century red-brick building road, Richmond upon near the town centre. Thames nevertheless offers the best of both worlds, countryside and town. Kate McDonald, Marketing says: My favourite place in London is Kew Average house price Average rent Average yield Gardens. It is a tranquil oasis set apart from the hustle and bustle of the city. The Temperate House has £650,493 £1,736 pcm 4% recently reopened after five years of restoration and is looking better than ever. Children love the treetop walkway (although it makes me feel a bit queasy!). Kew itself is gorgeous with lovely little homes nestled on the banks of the river. And, of course, who can forget Richmond park. Seeing wild deer grazing is always such a treat.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 35% 12% 5% 20% 25 ‘Outstanding’ primary schools

1.0 % Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,087 440 24% 224 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 2 stations 13 0 969 Number of shops CBRE Residential 64–65 London living 2018

Southwark One of the largest and most high profile With such high volumes of building and regeneration projects in Southwark is taking regeneration underway, it’s no surprise that Current population Average weekly earnings place in . The £3 billion house prices in the area have seen one of the The redevelopment of programme is designed to create more than highest rates of growth over the past five years, in 5,000 new and replacement homes by 2025, at 63%. Prices will continue to rise going 3 31,116 £816 together with the Elephant Park scheme, which forward by a predicted 15% between now the heart of Southwark incorporates the largest new park in central and 2022. Population growth over next decade Employment epitomises the London for 70 years. When complete, over 400 new trees will have been planted in the Already superbly connected to London and % % transformation of this 1.5 hectare park. the south, Southwark could receive a further borough to meet the boost if plans to extend the Bakerloo Line are 12 79.0 The programme will also include better adopted. The plans would include two stations modern needs of a growing pedestrian and cycling routes in an area that on the Old Kent Road and would link population. Situated next has previously been notorious for favouring Elephant and Castle to Gate and heavy motor traffic. Lewisham, opening up travel options for to the soaring Shard commuters and residents. building, the station has Elsewhere in Southwark there are exciting programmes underway to boost areas such as been completely updated the Southbank and . with new shops, restaurants Rye is being transformed by the rebuilding of and platforms. Station Square, which will restore the station itself to its former Victorian glory.

Average house price Average rent Average yield

Sharief Ibrahim, Residential Sales and Lettings says: £540,807 £1,742pcm 4% The best thing about living in is the sheer number of parks close by; it is just a short walk from , Dulwich Woods, Park, Goose Green, Sunray Gardens, and . They all offer a different way to run off some steam with the kids before bedtime. It gives the feeling of a more rural lifestyle, whilst still being able to enjoy the hustle and bustle of Lane or a dinner at a great House price growth House price growth Rental value growth Rental value growth restaurant in Peckham Rye.” over last five years five year forecast over last five years five year forecast 63% 15% 16% 23% 31 ‘Outstanding’ primary schools

4.8% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £962 3,435 27% 241 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 9 stations 11 0 1,079 Number of shops CBRE Residential 66–67 London living 2018

Sutton Sutton town centre is the borough’s heartland There is plenty of evidence in Sutton of modern and provides an attractive range of shops and sustainable buildings, such as the Beddington Current population Average weekly earnings restaurants to choose from along its high Zero Energy Development (BedZED) near One of London’s street. While Sutton already maintains excellent , while Sutton Ecology Centre helps southernmost outer transport links to London, the proposed visitors learn about alternative energy, 204,654 £732 extension of the Tramlink network that runs recycling, composting and organic gardening. boroughs, Sutton shares its from Beckenham through Croydon to Population growth over next decade Employment borders with Croydon, Wimbledon will improve connections still Opportunity Sutton outlines the borough’s plan further. Sutton is also linked directly to St to become the cleanest, greenest borough in % % Merton and Kingston upon Pancras International via Thameslink. . This includes the regeneration Thames as well as the of the Elm Grove estate in Sutton and 12 79.3 An ideal borough for families as well as environmental improvements to Sutton High County of Surrey. Many of commuters, Sutton has one of the best records Street, Hackbridge and Beddington. the borough’s regions such for high quality schools in London. It also has plenty of open spaces to explore, including the Homebuyers considering Sutton can expect to as Cheam and charming Nonsuch Park near Cheam, which pay the eighth lowest prices on average across maintain a village-like feel, was originally part of Henry VIII’s Nonsuch London, with prices forecast to grow by a Castle, and in Carshalton. There further 13% by 2022. Rents have grown by while being in easy are two lavender fields in Sutton, a reminder of 14% over the past five years but are predicted commuting distance of the borough’s agricultural heritage. to increase by 19% over the next half decade. central London.

Joe Sheldon, Residential Lettings says: Average house price Average rent Average yield I moved to Sutton to take advantage of the green spaces which the borough has to offer, £392,905 £1,173 pcm 5% including the idyllic , where you can sit back and relax by the . If you’re looking for somewhere different to eat, you should book a table at The Clink Restaurant at HMP High Down – this is an amazing initiative and food is amazing.”

House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 57% 13% 14% 18% 18 ‘Outstanding’ primary schools

0.5% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £412 616 18% 120 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 0 stations 10 1 595 Number of shops CBRE Residential 68–69 London living 2018

Tower Hamlets The gateway to incoming migrants for Similarly impressive are the residential centuries, Tower Hamlets remains a richly developments underway within the traditional Current population Average weekly earnings diverse and vibrant community, characterised financial district of Canary Wharf. One Park The borough of Tower by legendary Brick Lane. Art and fashion Drive forms part of the residential led Hamlets is home to some of design flourish in the area, where there are redevelopment of , a waterside 320,753 £869 multiple exhibition spaces including Brick Lane community that will in total provide over 3,330 the most evocative place Gallery itself. homes with 25% affordable housing and 3.6 Population growth over next decade Employment names in London’s history, hectares (8.9 acres) of interconnected public Tower Hamlets has experienced the highest spaces when it is completed in 2023. % % from Poplar and Bethnal population growth over the past 10 years of all Green, to and boroughs, at a rate of 20% compared with the While such ambitious projects are clearly a key 20 62.2 average 12% across London. Unsurprisingly, driver for regeneration in Tower Hamlets, Limehouse. But it also there are a huge number of housing improving transport links are playing their part includes some of the city’s developments underway to meet the demands too. When the Elizabeth Line begins running in of such a fast-growing populace. In 2017 2019, two new Elizabeth Line stations at most recent successful areas alone 10,911 homes were constructed, way Canary Wharf and will reduce of regeneration, notably in more than in any other borough. key journey times significantly. House prices in Tower Hamlets near those stations have Canary Wharf. One of the most impressive of these new already attracted an additional 3.3% uplift developments is London Dock in , each year since the sites were announced in which will add 1,800 homes to the area along 2008. with 7.5 acres of open space including bars, restaurants and boutique shopping. House prices and rents across Tower Hamlets are growing quickly, and we forecast growth over the next five years of 19% and Average house price Average rent Average yield 23% respectively. £491,057 £2,088 pcm 4%

Susannah Middleton, Development Consultancy says: Having worked and lived in Tower Hamlets for the last five years, I have found it to be one of the most dynamic and vibrant places in London. The huge of amount of development here, particularly the Canary Wharf Estate expansion, means that it is House price growth House price growth Rental value growth Rental value growth continually evolving into a fantastic destination both to visit over last five years five year forecast over last five years five year forecast and live. River walks along the Thames or visiting one of the many % % % % pubs surrounding Victoria Park are both great ways 56 19 7 23 27 to spend a sunny evening or a weekend.” ‘Outstanding’ primary schools

9.4% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £947 10,911 37% 378 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 14 stations 1 17 1,438 Number of shops London Dock CBRE Residential 70–71 London living 2018

Waltham Forest Prices in Waltham Forest are rising quickly due Across the borough, house prices have risen by to demand for still affordable homes, many a huge 83% over the past five years but are Current population Average weekly earnings with gardens, by young families and still the 13th cheapest in London. Growth is set Framed by Epping Forest to professionals who value the quality of life in to continue, with house prices in Waltham the north east, Waltham the borough. Forest forecast to increase by 16% by 2022, 278,176 £706 the joint second highest predicted price rise Forest shares its border with The beneficiary of a special grant from along with Barking, Haringey and Newham Population growth over next decade Employment Essex, yet provides ready Transport for London and the Mayor of and compared to 13% for London. London, Waltham Forest has embarked on a % % access to the City and ‘Mini Holland’ strategy to upgrade its road Rents in the borough have also risen quickly, London’s West End. As in network and tackle key issues around road by 25%. They too are forecast to continue 10 78.1 safety, air quality and public health. In its 2016 rising over the next five years by 17%. last year’s Borough by resident insight survey, 17% said they travel by Borough report, Waltham bicycle, compared to 12% the year before. Along with Mini Holland, Waltham Forest is redeveloping areas within the borough Forest experienced the The borough is made up of 12 districts, the to satisfy demand for housing. These include highest growth in house best known of which are , Gateway, which is transforming , and Walthamstow. Walthamstow Central Station with new prices across London. Houses in the leafy conservation area of homes, a hotel and retail units. Blackhorse are in particular demand. Lane, and towards the south of the borough are further areas of significant development.

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Nick Stamp, Facilities says: £442,352 £1,353pcm 4% We’re proud to live in London’s first Borough of Culture. You can feel the creative history in the area, from and his rich patterned textiles, to the Wood Street Walls projects which have turned street corners into works of art. Denim is still made at the ateliers on Blackhorse Lane and soap is created by hand just down the road. And of course there is also Walthamstow’s own coffee roasters Perky Blenders.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 83% 16% 25% 17% 14 ‘Outstanding’ primary schools

0.3% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £585 1,278 29% 179 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 12 stations 0 0 1,090 Number of shops CBRE Residential 72–73 London living 2018

Wandsworth The Borough of Wandsworth includes popular Still in its planning and consultation phase, areas such as Wandsworth Town, , Crossrail 2 is scheduled to open in the Current population Average weekly earnings , Earlsfield and . early 2030s. A long-term favourite area Well-connected to London via train and for commuters and families, Underground, the borough’s transport network Despite all the transformation taking place in 330,274 £952 will be boosted still further when the Northern the north of the borough, there are plenty of Wandsworth is set to benefit Line is extended to two new stations at pockets of traditional housing stock in Population growth over next decade Employment from the Vauxhall Nine Elms and Nine Elms by Wandsworth. House prices across the board 2020 as part of the VNEB project are the seventh highest in London and rose by % % Battersea (VNEB) 46% over the past five years. Our forecasts regeneration project that will The stunning Nine Elms district that suggest they will continue to rise between now 8 79.8 encompasses the redeveloped Battersea Power and 2022 by a further 12%. create 18,000 new homes Station will contribute 20,000 new homes to on the south bank of the Wandsworth and open up a stretch of Thames Rents in Wandsworth are predicted to grow riverside spanning three kilometres. even more quickly, by an average of 22%. Thames. The number of privately rented properties As well as VNEB, smaller construction projects rose quickly by 15% and the share of are underway across the borough, including Wandsworth’s properties in the private rent the regeneration of St John’s Hill estate sector now stands at 34%. opposite Britain’s busiest railway station, Clapham Junction. The Bramlands area near the station has been earmarked to form part of the Crossrail 2 redevelopment programme.

Average house price Average rent Average yield

Leah Moniz, Development Consultancy says: £646,874 £1,974 pcm 4% From the curries in Tooting Bec to the riverside pubs in Putney and Battersea, there is so much to love about Wandsworth. Plus, it always seems to be a few degrees warmer than central London! Sometimes known as nappy valley because it attracts so many young families, living in leafy Wandsworth means that everything from yoga studios, organic grocers, buzzing pubs and green parks are all on the doorstep.” House price growth House price growth Rental value growth Rental value growth over last five years five year forecast over last five years five year forecast 46% 12% 16% 22% 27 ‘Outstanding’ primary schools

1.0 % Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £1,046 4,137 34% 361 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 7 stations 8 0 1,525 Number of shops CBRE Residential 74–75 London living 2018

Westminster Westminster is certainly the premier destination The introduction of the Elizabeth Line in 2019 for shopping and dining out: it has the most has had a significant impact on Westminster, Current population Average weekly earnings retail stores of any London borough, with a not least due to the redevelopment of As well as being the political grand total of 5,115. It has 1,757 restaurants, Underground stations at and Bond capital of the UK, the City 53 of which have Michelin Stars. Street to accommodate the Elizabeth Line. 251,580 £1,179 Westminster is already served by the highest of Westminster includes Yet the borough also provides the highest number of Underground stations of any Population growth over next decade Employment such definitive London proportion of office space across the capital, borough, but the new Elizabeth Line will cut just pipping the City of London to the post with journey times to the City of London to just % % landmarks as Buckingham a 20.6% share compared with the Square seven minutes. Palace, Mile’s 20%. 11 66.1 Since the new stations were announced a and Regents Park. House On top of that, Westminster is one of the most decade ago, house prices nearby have prices are the second densely populated boroughs in London with a attracted an additional margin of 3.5%. population of 251,580 housed in an area Overall, house prices are the second highest in highest in London and are measuring 21.48 square kilometres (8.29 London, just behind Kensington and Chelsea, forecast to continue square miles). 2017 saw 2,847 construction and are predicted to grow by 15% over the projects in the borough. next five years. Westminster saw one of the climbing even higher. highest increase rates in property yields, from One of the borough’s priority developments is 3.2% in Q1 2017 to 3.4% in Q1 2018. based around the area near Marylebone. The plan aims to deliver around 1,750 new homes, a 40% increase in publicly accessible open space and an improved street market with up to 220 stalls, as well as a new Average house price Average rent Average yield cultural quarter centred around the antiques market and Cockpit Theatre. £1,069,841 £3,482pcm 3%

Claire Wu, International Project Marketing says: I love Westminster so much that I choose to both live and work here! I work in the heart of and have witnessed it’s fantastic transformation to a high-end, major foodie destination. Capco’s vision for the food and beverage and retail offering House price growth House price growth Rental value growth Rental value growth leave visitors spoilt for choice, with recent openings from over last five years five year forecast over last five years five year forecast renowned names such as The Ivy, Balthazar and Petersham Nurseries. The residential offering has improved immeasurably 35% 15% 9% 21% and now competes on a level playing field with the rest of prime 19 central London. I live on the rather wonderful , ‘Outstanding’ which means I can walk both to work and nearby China Town.” primary schools

20.6% Average value of Units under Proportion of PRS Share of London new build (£psf) construction households office space £2,185 2,847 43% 1,757 Number of restaurants and cafés Underground/ Railway DLR/Tramlink Overground stations stations 31 stations 4 0 5,115 Number of shops Lincoln Square CBRE Residential 76–77 London living 2018

Average House price House price Average Rent value Rent value Average Units under Average vale of Share of London office Share of PRS house price 5 year growth 5 year forecast rental value 5 year growth 5 year forecast rental yield construction new build £psf space households

Barking and Dagenham £297,982 66% 16% £1,200 27% 16% 5% 683 £445 0.4% 23%

Barnet £556,761 53% 13% £1,536 11% 20% 4% 2,522 £693 1.3% 29%

Bexley £333,507 53% 15% £1,074 25% 16% 5% 273 £358 0.4% 13%

Brent £497,796 52% 12% £1,737 5% 19% 4% 3,998 £736 1.1% 33%

Bromley £451,029 56% 12% £1,281 17% 17% 4% 751 £599 1.0% 15%

Camden £800,466 45% 19% £2,699 10% 23% 4% 979 £1,366 8.7% 35%

City of London £687,308 11% 14% £3,416 25% 17% 4% 599 £1,624 20.0% 44%

Croydon £375,474 57% 12% £1,285 16% 18% 5% 2,134 £610 2.1% 23%

Ealing £496,759 49% 12% £1,715 0% 19% 4% 1,636 £718 1.4% 31%

Enfield £398,592 53% 13% £1,329 15% 19% 5% 321 £509 0.6% 26%

Greenwich £386,324 47% 15% £1,559 15% 19% 4% 3,818 £741 0.6% 23%

Hackney £546,658 55% 19% £1,993 4% 22% 4% 2,993 £1,078 2.0% 33%

Hammersmith and Fulham £754,225 29% 10% £2,528 29% 21% 4% 2,138 £1,324 2.9% 34%

Haringey £591,477 68% 16% £1,558 19% 19% 4% 660 £805 0.5% 34%

Harrow £462,986 51% 14% £1,382 13% 19% 4% 1,477 £654 0.8% 25%

Havering £356,119 56% 15% £1,144 21% 16% 5% 368 £497 0.5% 12%

Hillingdon £403,578 49% 14% £1,330 15% 18% 4% 1,643 £525 2.4% 21%

Hounslow £425,790 38% 12% £1,455 7% 20% 4% 861 £775 2.5% 26%

Islington £619,918 33% 15% £2,130 11% 23% 4% 1,448 £1,292 5.6% 30%

Kensington and Chelsea £1,527,309 44% 15% £3,546 9% 19% 3% 566 £1,913 1.8% 39%

Kingston upon Thames £501,225 48% 12% £1,432 3% 16% 4% 508 £721 1.0% 25%

Lambeth £528,413 54% 13% £2,113 12% 22% 4% 2,713 £1,322 2.2% 32%

Lewisham £415,518 66% 13% £1,426 18% 19% 4% 1,628 £695 0.4% 28%

Merton £512,329 49% 11% £1,587 6% 19% 4% 192 £890 0.8% 27%

Newham £372,069 70% 16% £1,637 15% 21% 5% 5,048 £646 0.8% 38%

Redbridge £416,569 54% 15% £1,317 15% 19% 5% 840 £508 0.6% 26%

Richmond upon Thames £650,493 35% 12% £1,736 5% 20% 4% 440 £1,087 1.0% 24%

Southwark £540,807 63% 15% £1,742 16% 23% 4% 3,435 £962 4.8% 27%

Sutton £392,905 57% 13% £1,173 14% 18% 5% 616 £412 0.5% 18%

Tower Hamlets £491,057 56% 19% £2,088 7% 23% 4% 10,911 £947 9.4% 37%

Waltham Forest £442,352 83% 16% £1,353 25% 17% 4% 1,278 £585 0.3% 29% Wandsworth £646,874 46% 12% £1,974 16% 22% 4% 4,137 £1,046 1.0% 34%

Westminster £1,069,841 35% 15% £3,482 9% 21% 3% 2,847 £2,185 20.6% 43%

London £488,644 44% 13% £2,079 5% 19% 64,461 £882 100.0% 28% CBRE Residential 78–79 London living 2018

Number of Average Internet Underground/ Current 10 year population Weekly Restaurants Railway Employment Shops ‘outstanding’ Download Speed Overground DLR/Tramlink population growth earnings and cafés stations schools (Mbps) stations

Barking & Dagenham 207,226 18% 68.1% £623 410 55 5 36 5 2 0

Barnet 392,166 14% 74.9% £835 2,044 441 38 30 13 6 0

Bexley 248,418 12% 75.5% £737 680 116 13 36 0 11 0

Brent 331,216 10% 68.8% £652 1,295 238 16 35 23 2 0

Bromley 332,927 12% 78% £898 1,042 214 27 40 3 23 5

Camden 256,903 13% 66.4% £986 2,096 748 18 40 25 4 0

City of London 9,560 14% 64.7% £1,140 868 414 1 43 11 5 2

Croydon 391,315 11% 74.1% £729 1,544 288 27 37 2 15 25

Ealing 353,774 7% 75.9% £731 1,096 222 17 37 19 9 0

Enfield 333,367 13% 68.7% £720 923 156 20 35 10 11 0

Greenwich 286,340 14% 73.3% £805 613 113 24 37 1 12 4

Hackney 280,917 14% 73.1% £761 969 232 21 34 13 0 0

Hammersmith & Fulham 187,362 5% 76.4% £965 1,556 347 19 33 17 0 0

Haringey 273,667 11% 68% £744 1,076 209 19 32 13 6 0

Harrow 254,254 10% 79% £777 905 161 23 36 4 1 0

Havering 257,726 13% 76.5% £717 752 149 13 36 14 5 0

Hillingdon 306,127 14% 74.4% £664 1,142 194 18 39 15 4 0

Hounslow 273,727 12% 74.9% £761 653 128 22 40 7 7 0

Islington 245,410 13% 77% £941 1,320 435 12 39 13 3 0

Kensington & Chelsea 166,070 2% 67.9% £1,583 1,934 457 19 35 12 0 0

Kingston upon Thames 178,112 14% 76.1% £828 732 164 16 44 0 9 0

Lambeth 333,830 9% 80.8% £797 1,161 335 33 35 9 12 0

Lewisham 305,800 13% 83.2% £754 1,025 168 25 33 5 15 2

Merton 213,474 10% 79.7% £838 499 90 14 39 5 11 9

Newham 340,732 14% 68.7% £646 1,574 176 30 40 9 5 14

Redbridge 299,622 15% 70.2% £784 910 154 24 38 11 4 0

Richmond upon Thames 201,390 13% 74.2% £1,064 969 224 25 40 2 13 0

Southwark 331,116 12% 79% £816 1,079 241 31 34 9 11 0

Sutton 204,654 12% 79.3% £732 595 120 18 36 0 10 1

Tower Hamlets 320,753 20% 62.2% £869 1,438 378 27 32 14 1 17

Waltham Forest 278,176 10% 78.1% £706 1,090 179 14 39 12 0 0 Wandsworth 330,274 8% 79.8% £952 1,525 361 27 42 7 8 0

Westminster 251,580 11% 66.1% £1,179 5,115 1,757 19 35 31 4 0

London 8,977,985 12% 74% £817 40,630 9,664 675 37 334 229 79 CBRE Residential 80–81 London living 2018

Contact Jennet Siebrits Mark Collins Head of Residential Research Chairman of Residential +44 20 7182 2066 +44 20 7182 2264 [email protected] [email protected]

Sources House Price: Land Registry House Price Growth: Land Registry 5 Year Growth: Land Registry House Price Forecasts: CBRE Rental Values: RightMove Rent 5 Year Growth: RightMove Rent 5 Year Projection: CBRE Rent 1 Year growth: RightMove Rental Yields: Land Registry, RightMove, CBRE Construction Volumes: Molior New Build £psf: Molior Population: Experian 10 Year Population Growth: Experian Employment: nomis Salary (mean): ASHE Michelin Star: Michelin Ofsted : The Office for Standards in Education, Children’s Services and Skills Shops: Goad Restaurants and Cafés: Goad Internet speeds: Think Broadband Office Space: Valuation Office Agency Open Space: London Data Store PRS: London Data Store PRS Growth: London Data Store

Photography P8–9 (narrow boat): asiastock / Shutterstock.com, Barnet: Greg Balfour Evans / Alamy Stock Photo, Bexley: David Willis / Alamy Stock Photo, Brent: Greg Balfour Evans / Alamy Stock Photo, Bromley: AA World Travel Library / Alamy Stock Photo City of London: monkeybusiness / Depositphotos.com, Croydon: pio3 / Shutterstock.com, Harrow: Joe Dunckley / Alamy Stock Photo, Havering: Greg Balfour Evans / Alamy Stock Photo, Hillingdon: Susan Fisher Plotner-VIEW / Alamy Stock Photo, Islington: Greg Balfour Evans / Alamy Stock Photo, Kensington: pxl.store / Shutterstock.com, Kingston: Max_555 / Shutterstock.com, Lewisham: Paolo Paradiso / Shutterstock.com, Merton: Jeff Gilbert / Alamy Stock Photo, Newham: simona flamigni / Shutterstock.com, Rebridge: jean.cuomo / Shutterstock.com, Sutton: Simon Turner / Alamy Stock Photo Waltham Forest: Simon Turner / Alamy Stock Photo, Wandsworth: Willy Barton / Shutterstock.com, Inside Back cover (London Eye): epstock / Depositphotos.com

Published 2018

Disclaimer CBRE Limited confirms that information contained herein, including projections, has been obtained from sources believed 2018 CBRE to be reliable. While we do not doubt their accuracy, we have not verified them and make no guarantee, warranty or representation about them. It is your responsibility to confirm independently their accuracy and completeness. This information is presented exclusively for use by CBRE clients and professionals and all rights to the material are reserved and cannot be reproduced without prior written permission of CBRE. ©2018 CBRE Ltd.