Unlike any other capital in Europe, London is, at its heart, a city of villages.
While everyone can argue over the definition of its centre – Trafalgar Square, the West End, or even St Paul’s – the reality is that it is polycentric, composed of many different neighbourhoods, the best of which retain distinct identity and character.
In consultation with the estate agency Hamptons, and canvassing other agents based around the capital, we’ve picked out London’s top neighbourhoods, and an alternative option – many sharing village-like features such as a central green or a high street with independent shops – within each of the city’s 32 boroughs.
These golden areas consistently come up as most desirable among families searching for a new property.
David Fell, lead analyst at estate agency Hamptons, explains that despite demand falling in “prime” central London, the market remains fiercely competitive in many areas.
He says: “In both more affordable pockets of the East End and leafier suburban London, house prices have held up better as buyers seek space and value without compromising on community.
“These neighbourhoods offer the lifestyle most families want: good schools, green spaces and a commute to the office which can still get them home for bath time. And all of this without breaking the bank.”
Here are the top 10 – and their alternatives – with the remaining 22 winners listed below.
Flanked by elegant Georgian town houses and the Richmond Theatre, the 12-acre green itself is a meeting point for various community gatherings over the year, including the annual May Ball, which marks the start of the May Fair weekend and raises money for local charities, and the Victorian Evening at Christmas.
The Green is owned by the Crown Estate and leased to the local borough, but for those wanting more open space, the gate to Richmond Park is just a short walk up the hill.
Commuting into central London is easy on the Tube or rail network, despite being in Zone 4.
The Georgian houses on and around the green are “even more popular” now on account of Ted Lasso being filmed there, says Russell Gooden of Hamptons in Richmond.
A downside to watch out for is plane noise: the area is right under the flight path for London Heathrow.
- Alternative neighbourhood: East Sheen
Just minutes from all the crowds and action of Oxford Street and the West End, the Georgian town houses, Edwardian mansion blocks and cobbled mews of Marylebone feel like another world.
The central location commands high prices: it’s both the most expensive area to buy in our list and where prices have dropped the most.
It’s been three decades since the Howard de Walden Estate – which owns the majority of freeholds within Marylebone Village – began a regeneration project which transformed the high street into a retail destination and antidote to Oxford Street.
Other independent shopping pockets have since opened in Chiltern Street, and Moxon Street has a farmers’ market on Sundays, but the vibrant hub remains the high street, says Aidan Coates from Hamptons.
There are also a lot of good primary schools and St Marylebone is a popular girls’ school that goes co-ed in the sixth form.
“I’ve called Marylebone Village home for over 30 years”, says Chris Murray of Concord London, the developers behind Marylebone Square, the area’s first new-build development in 50 years. “When I first moved here, it was something of a quiet backwater – charming, but relatively undiscovered. Today, it is one of central London’s best neighbourhoods.”
- Alternative neighbourhood: Pimlico
The elegant lanes of Hampstead village are no longer home to an old guard of intellectuals, writers and artists. Today they are more likely to be associated with pop and movie stars who are drawn to a historic setting – there are 18 Grade II-listed buildings in the high street alone – alongside easy access to central London.
It’s packed with good schools, both state and independent, offers access to 790 acres of Hampstead Heath, has a popular high street and a strong community spirit.
The Hampstead Village Festival is a highlight of the local calendar and celebrates the community with live music, street performers and a market.
Meanwhile, the Hampstead Literary Festival showcases readings and talks from renowned authors – many of whom are locals – and the Hampstead Music Festival celebrates every genre from classical to contemporary.
- Alternative neighbourhood: Belsize Park
West Greenwich, which takes in the historic town centre and high road, features a large number of large Georgian and Victorian properties, which are particularly popular with families.
Much of the area, from Greenwich Pier up to The Point, a panoramic viewpoint located on the eastern edge of Blackheath, is a conservation area which ensures the special character of the buildings is preserved. Many of Greenwich’s grandest houses are found on the edge of Blackheath.
The pretty streets around Crooms Hill, Hyde Vale and Royal Hill are sought after, while the so-called “Ashburnham triangle” is also very popular.
Simon Humm, of Hamptons in Greenwich, says: “The great access to local schools and fast transport links to Canary Wharf and the City make it an attractive place for families to live”.
But be warned: the town centre is a honeypot for tourists, especially in the summer.
- Alternative neighbourhood: Blackheath (on the boundary with Lewisham)
Less grand than Dulwich but not as edgy as Peckham, East Dulwich has a character of its own.
Having undergone significant development in the past 15 years – including the opening of a Picturehouse cinema – Lordship Lane, the local high street – now has a similar ‘nappy valley’ vibe to Northcote Road in Battersea, says Mel Carter of Hamptons in Dulwich, a term used to describe a café culture of middle-class, affluent families.
She adds: “It has a traditional high street feel with a butcher, fishmonger, greengrocer, and specialist food shops as well as ironmongers and gift shops.
“There are many cafés popular with young parents, particularly those on maternity leave or working part-time.”
Goose Green, once a meeting place for local farmers, acts as a focal point for the community, while nearby Peckham Rye Park and Dulwich Park offer plenty of spaces to walk and ride bikes. And trains to London Bridge from East Dulwich take approximately 14 minutes.
- Alternative neighbourhood: Bellenden
A short train journey from central London and with rural Kent on the doorstep, Chislehurst is popular among those who want to have feet in both the city and countryside.
The preservation of its green spaces is thanks to a group of residents who campaigned to save Chislehurst Common and St Paul’s Cray Common from the seemingly unstoppable march of suburbanisation during the late 19th century.
As a result, the area maintains a village-like vibe with ponds, parks and open spaces, which are a focal point for the community with summer fairs and outdoor film screenings.
The spirit of activism among residents lives on with the local society preserving Petts Wood, Hawkwood and Scadbury Park from development, says the team from the local office of Kinleigh Folkard & Hayward.
Finally, trains to London Bridge take 25 minutes.
- Alternative neighbourhood: Beckenham
Both Eva Bouzaki of the Stow Brothers, an estate agency based in east London, and Vikki Broad of Hamptons, cite “Vicky Park” as a top favourite neighbourhood in Hackney, particularly among buyers with young families – the grown-up hipsters.
It has good primary schools, while the 213-acre park, regularly voted one of Britain’s best, is on the doorstep.
There is a good range of shops, bakeries and cafés along Lauriston Road and Victoria Park Road. Every summer, the park hosts the All Points East music festival and there is a popular food market every Sunday.
North of the park are quiet streets with mostly Victorian and a smattering of Georgian houses. Stations for trains and Tubes into the city are a good walk away, which is why many residents resort to cycling.
- Alternative neighbourhood: Clapton
Home to a long-established French population thanks to the Lycée Français Charles de Gaulle – originally founded in 1915 to help French-speaking refugees during the First World War – South Kensington has long attracted affluent families and expatriates from around the world.
The pedestrianisation of the south end of Exhibition Road in 2011, close to the Tube station, established an area of cafés and restaurants and a neighbourhood focus that it previously lacked.
The area is now home to some of London’s leading cultural institutions and museums, and Hyde Park is only a short walk to the north.
It’s the second-most expensive neighbourhood to buy in our top 10 list. Toby Simmons, of Hamptons, says that such addresses as Pelham Crescent and Onslow Square are perennially popular with family buyers.
- Alternative neighbourhood: SW10, Chelsea
Bordered by three parks, three canals and a river means that this inner London maze of residential streets is quieter and greener than many people imagine.
It offers a “unique blend of old-world charm and modern living,” says estate agency Benham & Reeves.
Commuters benefit from transport links connecting to the City and Canary Wharf. And Roman Road’s shops and market, one of the oldest street markets in London, are a “vibrant addition” to the neighbourhood, says Bouzaki.
She adds: “There are plenty of cafés, restaurants and local family-friendly activities.”
She cites Bow Arts as one of them. Founded in 1994, it’s a non-profit arts and education organisation home to 70 creative studios, and they host regular workshops and community art events for all.
Bow offers the best-value property of all and is the only inner-London neighbourhood in our top 10 where prices have increased in the past 12 months.
- Alternative neighbourhood: Fish Island
Creative, hip, buzzy and friendly are adjectives regularly attributed to this eastern suburb.
The area blends east London creativity with small-village charm, says Joseph Earnshaw of the Stow Brothers. “Its pedestrianised streets are home to stylish independents such as Eat17, Pavement Store and Word, alongside characterful pubs”.
The newly opened Soho Theatre Walthamstow, a 960-seat theatre housed in a sensitively restored former cinema, represents one of London’s most significant cultural restoration projects.
Residents group known as V17 organises art events, a gallery and car-free streets, as well as the village in bloom awards.
There are some good primary schools and the local girls’ secondary, Walthamstow School for Girls, rated Outstanding by Ofsted, has its own outdoor Greek amphitheatre.
- Alternative neighbourhood: St James Park