Where to upsize: The best places to move with a growing family
It's getting harder to find good family homes in great places — but it can be done. Exclusive research from Savills picked out seven of the best areas to do so; Annabel Dixon takes a look, and speaks to agents who know the spots.
The past few years have not been kind to buyers trying to move up the housing ladder. Higher mortgage rates and cost of living pressures combined with a sluggish housing market have hit them hard.
‘Despite mortgage rates easing from their peak, they remain elevated, making it challenging for households looking to upsize — particularly in London and the South East,’ says Lucian Cook, of Savills.
‘At the same time, weaker demand for flats and broader economic uncertainty have meant equity accumulation has been weaker than usual, running around 24% below the longrun average.’
But pockets of opportunity are emerging for upsizers — although they may need to cast their net wider than their immediate area, according to Cook.
So where should buyers looking for more space set their sights? Thankfully, Savills has pinpointed 31 top spots across England for trading up. From this shortlist, we’ve picked one area in each region for upsizers to consider. The North East is not included, as no locations in the region met Savills’ criteria (for full details on those criteria, see the bottom of the page).
Home counties haven: North West Hampshire
If it’s good enough for the Earl of Grantham, it’s good enough for us. Highclere Castle in north-west Hampshire was the filming location for the much-loved Downton Abbey. While a stately pile is out of most buyers’ reach, there’s certainly no shortage of period properties in the area.
Much of this scenic spot sits within the North Wessex Downs National Landscape. Think rolling countryside and buzzing villages.
Laura Reed, Associate at Knight Frank, says: ‘The larger villages such as Kingsclere and Overton feel genuinely lived-in, with cosy pubs, practical shops, amenities and fantastic schools — both local and independent ones — within reach.’
'Cosy pubs, practical shops, amenities and fantastic schools': Kingsclere in Hampshire
Commuting is also a doddle, thanks to direct trains to London and the M3 and M4 nearby.
It’s this combination that attracts upsizers, adds Reed: the ability to have a home with a garden large enough for a vegetable patch and a football goal, along with a commute into London of just over an hour.
Little wonder it’s a sought-after pocket of the Home Counties.
Savills are selling this thatched cottage in the in hills just outside Kingsclere for £1,500,000...
...it's full of character, has five bedrooms, 2,500sq ft of space and three acres of land that include paddock and tennis court.
West country living: South West Wiltshire
South West Wiltshire has rural charm in spades — picturesque countryside and market towns and villages brimming with historic stone buildings. Like north west Hampshire, much of it is designated a National Landscape — Cranborne Chase in this case. It's well-connected too, with the A303 running through and direct trains to London.
This beautiful, detached, four-bedroom thatched cottage is on the market at £550,000 in Verwood, close to both Cranborne and the New Forest.
Ashley Rawlings, of Savills Salisbury, says: ‘South West Wiltshire draws people for its rural setting, excellent schools and quality of life. It also remains commutable to London, which makes it particularly appealing to those looking for a better balance between country living and access to the capital.’
Rob Fanshawe, Partner and Head of Country at Property Vision, adds: ‘Buyers have historically relocated from neighbouring counties in search of excellent starter schools and a quintessential rural lifestyle, but limited availability means the best houses now command significant premiums.’
According to Rawlings, Tisbury is a popular commuter village, with a mainline train station and a thriving high street.
Rural View quote £895,00 for this magnificent house in Tisbury.
In Fanshawe’s view, the Chalke Valley is one of the standout locations: ‘One of the county’s most beautiful and unspoilt areas, it is known for its chalk streams, farmland and quintessential English villages. Its proximity to Salisbury makes it especially attractive to buyers seeking rural beauty without sacrificing convenience, culture or strong local amenities,’ he says.
The Notswolds vibe: Corby & East Northamptonshire
It’s a little over an hour from London by train, but this corner of the Midlands feels a world away from the capital. Its countryside is peppered with historic towns and villages — attractive limestone properties are a particular feature of the landscape.
Schools are a major draw. The area is home to Oundle School, and Uppingham School, Oakham School and Stamford School are not far away either.
This six-bedroom home in the historic centre of beautiful Oundle is on the market at £990,000.
Unsurprisingly, the market town of Oundle and its surrounding villages are particularly popular. Demand is also strong around Brigstock and Thrapston, where buyers can often find better value while enjoying the same village feel, strong community networks and easy access to Oundle, reports Brendan May, Partner at Jackson-Stops.
‘Oundle itself, along with the surrounding villages, retains a notably independent feel. It has avoided over-commercialisation, with no major chains dominating the high street, instead offering a strong mix of independent shops, cafés, and boutiques,’ says May. ‘This gives it a Cotswolds-like charm while remaining more accessible in terms of price point and location.’
Midlands magic: Cannock Chase
Located just north of Birmingham, Cannock Chase offers the best of both worlds.
At its heart is England’s smallest National Landscape, Cannock Chase. A mix of heathland and woodland, it was recently named one of the country’s finest forests by the Telegraph. It’s a magnet for the outdoorsy sort.
The ethereally beautiful landscape of Cannock Chase.
The area also has three key towns and a smattering of villages. According to Paige Tarbuck, of Connells Cannock, popular locations include Hednesford, Cannock, Norton Canes and Huntington. There’s a strong supply of new-build homes coming back onto the market in the area, making it an ideal choice for buyers looking to trade up, she adds.
Commuting is easy peasy too. Cannock Chase benefits from good rail links to Birmingham (and London beyond), plus the M6 and M6 toll are both nearby.
This secluded rural home in the heart of the Cannock Chase AONB is for sale at £1.5 million.
Tarbuck says: ‘We have an abundance of outdoor activities, walks and access to green space here, alongside strong transport links and great local employment opportunities, including the new McArthurGlen Designer Outlet.’
The East Anglian angle: Ely & East Cambridgeshire
Quick transport links to London and Cambridge, well-regarded schools and a thriving cultural scene put the cathedral city of Ely and the surrounding area on the map.
Set in the Fens, Ely is packed with character and history. It’s school options include King's Ely — an independent school, Ely College and several good primary schools.
According to Joe Pluck, of Cheffins in Ely, the city and its surrounding villages are competitively-priced compared with other parts of East Anglia. A three-bedroom period townhouse in the heart of Ely can cost £500,000 — £600,000, while newly-built three- to four-bedroom homes on the outskirts often start around £400,000, he points out.
A medieval home just 150 yards from Ely Cathedral is being sold by Cheffins at £1.35 million.
‘Ely has also seen a noticeable uplift in independent culture in recent years, with a fantastic food scene, the regular farmers market, plenty of craft-style pubs and restaurants,’ says Pluck. New destinations, such as Ben’s Yard and Willow Grange Farm Shop and Cafe, have boosted the area’s appeal.
Littleport, Haddenham, Soham and Little Downham are also key locations for upsizers, he adds.
God's own county: Selby, North Yorkshire
When it comes to connectivity, Selby and the surrounding North Yorkshire countryside take some beating.
The market town of Selby boasts direct trains to Leeds, York, Doncaster, Hull and London, and the A1 and M62 are both close at hand. In short, it’s a commuter’s dream.
Chris Moffat, of Reeds Rains Selby, says: ‘This connectivity, combined with a more affordable housing market and a good range of local amenities, has helped sustain demand in recent months.’
Anchored by the historic abbey, Selby retains a traditional market-town, with a regular market and a high street lined with independents and well-known brands.
It also has great schools and nurseries, making it a natural destination for families looking to put down roots, says the branch manager of William H Brown in Selby: ‘People come to Selby for its balance of lifestyle and practicality. Buyers are drawn to the more rural feel here compared with nearby York, while still benefiting from a good variety of family-friendly facilities, excellent commuting links and greater affordability.’
Sought-after villages surrounding Selby include Barlby, Cliffe, Brayton and Eggborough.
The North-west: Stretford and Urmston, Greater Manchester
Located on the outskirts of Greater Manchester, Stretford and Urmston offer excellent transport links and big-city amenities just a stone’s throw from countryside.
Connectivity is a big draw. Metrolink trams serve the local area, while direct trains connect Urmston with Manchester and Liverpool city centres. The M62 and M60 are also on the doorstep.
On Urmston Lane in Stretford, this detached house with a corner plot is on for £950,000.
There’s plenty to see and do, with some of Manchester’s most recognisable destinations in the area, including the Trafford Centre, Old Trafford cricket ground and Manchester United’s Old Trafford Stadium.
Buyers looking to upsize are well-catered for in this neck of the woods, with housing ranging from modern homes to rows of attractive period properties.
Still, it’s easy to escape the hustle and bustle. Beyond the built-up area, the River Mersey winds its way through the countryside, and there’s a couple of golf clubs to boot.
London life: Beckenham and Penge
Beckenham and Penge in south east London offer strong community vibes, top schools and quick links into the heart of the capital.
The area around Penge East and Penge West stations is particularly popular, according to Aaron Watson, of Winkworth.
‘Penge East serves Victoria in about 18 minutes. Penge West is on the Overground line, so you can get to Canada Water in about 15-20 minutes. It's a really well-connected spot,’ he explains. ‘The schools are fantastic as well. There’s a couple of Ofsted-Outstanding schools within walking distance. It caters for all needs.’
Penge has a lively independent scene and it’s a hop, skip and a jump to Crystal Palace Park, which is home to a food market and lifelike dinosaur statues.
Work is needed on this place in Penge — but at £725,00 for a Victorian four-bedroom house it shows the sort of value that can be found.
It’s a similar story in Beckenham. James Waight, Head of Sales at John D Wood & Co, says: ‘Beckenham has a true village feel — the kind where people still say good morning on the high street. Yet it’s only 20-25 minutes from central London.’
The high street boasts the sort of line-up that Amanda from Amandaland could only dream of: big names such as Waitrose, M&S Simply Food and Gail’s sit alongside independents. And there’s Beckenham Place Park, which also has a food market and more unusually, a wild-swimming lake.
Yes, this really is in London: the open spaces of Beckenham Place Park.
Waight adds: ‘The abundance of high-performing state schools remains a key driver, notably Langley Girls and Langley Boys, which is a huge draw for families looking to avoid London’s private school premiums.’
The criteria
Savills’ research included all the areas in England that meet the following criteria:
• The cost of upsizing from a two-bedroom to a three-bedroom home and social deprivation levels are below the regional average;
• The proportion of 35- to 39-year-olds is above the national average;
• The proportion of mortgaged owner-occupiers to private renters is above the regional average.
