Top 5 home trends for 2025: Redefining luxury and lifestyle

A sitting room in a luxury home with sofas and opulent furnishings, embracing maximalism interior style.

As we enter 2025, homeowners and buyers are embracing new trends that merge comfort, sustainability and technology to create homes that are not only beautiful but also future-ready. 

This year, the UK luxury home market continues to push boundaries, with emerging styles redefining residential spaces.  Whether you’re refreshing your London home or preparing to sell, staying ahead of these trends is key. 

Here are five home trends to watch for in 2025:  

1. Sustainability is the new standard for high-end living

Sustainability has become a cornerstone of modern luxury. From energy-efficient appliances to reclaimed wood and recycled metals, high-end homes now seamlessly integrate eco-friendly elements without compromising on elegance.  

Research by JLL highlights that property with sustainable features attracts higher prices, proving that eco-conscious design is not just good for the planet but also for the value of your home. 

Features such as solar panels, geothermal heating and energy efficient windows are becoming standard, offering both environmental and financial benefits. Open layouts and large windows that maximise natural light are also trending, further reducing energy usage while enhancing aesthetics. 

2. The rise of biophilic design

Biophilic design, inspired by our connection to nature, is making waves in 2025. This trend prioritises natural elements in architecture and interiors, creating spaces that promote mental well-being and harmony with the environment.  

Key features include:  

• Nature-inspired colour palettes like soothing beiges and soft greens

• Natural materials, textures, and light-filled spaces

• Communal areas for connection and recuperative zones for relaxation 

Neutral tones, inspired mood board

If you’re renovating or designing a home from scratch, biophilic design can be incorporated into the architecture and interior design with natural materials and organic textures.  A few plants will always help liven up a space, boosting aesthetics and air quality and positively connecting to the outside.

3. Smart home technology integration  

Smart homes are entering a new era of discreet sophistication in 2025. The focus has shifted from standalone gadgets to seamlessly integrated systems that enhance both efficiency and aesthetics.  

Construction Week shared that 2025 innovations will include:  

• Luxury smart lighting with motion detectors and dimmable LEDs

• Smart windows featuring automated blinds and color-changing glass

• Advanced air purifiers and solar systems for sustainable living 

• Centralised audio systems for a relaxing atmosphere

• Ergonomic kitchen systems that blend functionality with style

These advancements, powered by AI and energy management technologies, are creating homes that are personalised, sustainable, and effortlessly intelligent. 

4. Maximalism: A celebration of bold, joyful living

In 2025, maximalism is redefining interior design. This trend celebrates individuality and creativity, encouraging homeowners to fill their spaces with elements that spark joy and tell their personal story. Maximalism thrives on a curated layering of patterns, textures, and colours that reflect the homeowner’s unique personality and experiences.

Key features of maximalist design include:

• Vibrant patterns and prints: Bold wallpapers, floral upholstery, or geometric rugs that transform rooms into lively, dynamic spaces.

• Layered textures: Combine plush velvets, soft furs, woven throws, and glossy finishes to create depth and visual intrigue.

• Eclectic decor: Mix vintage treasures with modern pieces, artworks from various genres, and global-inspired accessories to craft a one-of-a-kind aesthetic.

• Rich colors: From jewel tones like emerald and sapphire to warm, earthy hues, color is a cornerstone of maximalism. Play with contrasting palettes to make a bold statement.

Interior designer Sophie Robinson advocates this vibrant approach. She encourages homeowners to step outside their comfort zones, saying, “Your home should be a joyful reflection of who you are. Dull and drab are no longer acceptable.” Her advice? Start small if the idea feels daunting: add a statement piece of furniture, experiment with colourful cushions, or introduce an eye-catching gallery wall.

5. Homes for the mind, body and soul

In 2025, the concept of wellness is transforming home design, with a growing emphasis on creating spaces that nurture mental and physical health. The key elements of a wellness home include:

• Dedicated wellness spaces: Yoga studios and relaxation zones are increasingly in demand, providing homeowners with private sanctuaries to de-stress and recharge. These spaces often feature calming color palettes, natural materials, and soothing lighting to foster a sense of tranquility.

• Ergonomic and health conscious design: From adjustable standing desks to furniture that supports healthy posture, ergonomic design is a cornerstone of wellness homes. 

• Natural light and ventilation: Large windows, skylights, and open layouts maximize natural light and airflow, enhancing mood and energy levels while reducing dependence on artificial lighting. House Beautiful state if you want to boost your Vitamin D levels, try to bring additional sunlight through your home through open doors, windows or a light tunnel. 

Yoga at home, in a dedicated wellness space

Luxury homes are increasingly incorporating state-of-the-art amenities like swimming pools and gyms as part of the wellness trend. Pools offer a dual benefit; they serve as a space for low-impact exercise and relaxation while adding to the overall aesthetic appeal of the property. 

Embrace 2025 with the top trends for your home

The home trends of 2025 reflect a shift towards spaces that are as functional as they are beautiful, balancing sustainability, wellness, and technology with personal style. Whether it’s through sustainable luxury, nature-inspired designs, or bold self-expression, this year’s trends empower homeowners to create spaces that truly feel like their own.  

If you’re considering buying, selling, or transforming your home, these trends are a great starting point. 

Let us help you find or create a space that’s perfect for you. For no-obligation advice on buying or selling a home in Coombe, Wimbledon or Kingston Upon Thames, contact our expert property team at Coombe Residential on +(44) 20 8947 9393, visit us in person or email enquiries@coomberesidential.com

How to maximise your property value?

Image of small model houses increasing in size alongside growing coins, symbolising the increase in property value.

Selling your home is a significant endeavor, and maximising your property value through informed decisions is essential for a high resell value. Various factors can enhance your property's appeal to potential buyers, and some of these decisions can be made well in advance of putting your home on the market. By proactively addressing these aspects, you can ensure your home stands out and attracts the best offers.

If you’re considering selling your home soon, it’s time to view your property from the perspective of potential buyers. At Coombe Residential, we understand the strategies that can help you maximise your home’s value.

1. Update your decor

Freshening up your home’s décor can greatly enhance its appeal. Consider updating any outdated design elements to create a modern and inviting atmosphere. A contemporary aesthetic can make your home more attractive to potential buyers, giving them less to worry about when moving in. Simple updates, such as painting walls in neutral colors, can make a world of difference.

2. Create a neutral environment

When showcasing your home, it’s good to present a neutral palette that allows buyers to imagine their own style within the space. While personal touches are important, minimising bold colours or eclectic designs will help potential buyers visualise their future in your home.

Simple adjustments, like repainting walls or removing excessive wallpaper, can make your home more inviting to a broader audience.

3. Maintain your home

Regular maintenance is key to ensuring your home stays in excellent condition.

Keeping an eye on your plumbing, heating, and other essential systems will prevent minor issues from becoming major problems. Buyers are more likely to feel confident in a home that shows signs of well-kept mechanics, leading to a smoother negotiation process.

2. Deep clean before viewings

A clean home creates a welcoming environment that potential buyers will love.

Focus on maintaining a spotless space by tackling major cleaning tasks before viewings. This proactive approach not only enhances the appearance of your home but also helps buyers envision themselves living there.

Regular cleaning and addressing spills promptly can significantly improve first impressions.

4. Set a realistic price

Setting a realistic price from the outset is crucial. Many homeowners believe their property is worth more than it is, especially after completing renovations or upgrades.

However, the true value of your home is determined by what buyers are willing to pay. A well-priced home generates interest and encourages offers, ensuring a smoother sales process.

At Coombe Residential, our experienced valuers provide honest market appraisals to help your property shine in the property market in South West London.

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For no-obligation advice on buying or selling a home in Coombe, Wimbledon or Kingston Upon Thames, contact our expert property team at Coombe Residential on +(44) 20 8947 9393, visit us in person or email enquiries@coomberesidential.com

We look forward to assisting you on your journey.

How should you respond after a bad survey?

Model house with keys hanging from the chimney, symbolising homeownership.

After your offer has been accepted, many buyers choose to undertake a homebuyer’s survey. Surveys provide reassurance about the property’s condition and inform you of potential maintenance needs in the future.

While major issues should ideally be reported in the property listing, there are times when sellers may not be aware of certain problems until a comprehensive survey is conducted. If you find yourself facing a disappointing survey report.

There are three key steps to take:

1. Consult your surveyor

Survey reports can often alarm potential buyers by highlighting various risks and issues. Before jumping to conclusions, have an in-depth discussion with your surveyor about the findings. Understanding the severity and commonality of the issues will help you gauge the situation better. Your surveyor can provide valuable insights and reassurance regarding the property's condition.

2. Assess Repair Costs

If the survey identifies significant issues, research the estimated costs to fix them. Gather quotes from at least two tradespeople to get a clear understanding of the financial implications. This information will be vital for deciding how to proceed, especially if repairs require immediate attention.

3. Discuss with Your Estate Agent

Armed with insights about the severity and cost of repairs, reach out to your estate agent. A poor survey can be a valid reason to renegotiate the purchase price.

Communicate the findings to your agent and consider presenting a revised offer or suggesting that the sellers complete the repairs before finalising the sale. Keep your solicitor informed about any changes, as this will influence the home-buying contract.

Are You Buying in South West London?

If you haven’t yet found your dream home in Coombe, Kingston upon Thames, or Wimbledon, Coombe Residential is here to assist you.

We offer a range of properties to for sale in these desirable locations, ensuring you have plenty of options to choose from. Our friendly and knowledgeable team is dedicated to guiding you throughout the purchase process, making your experience as seamless as possible.

Call +(44) 20 8947 9393 or email us at enquiries@coomberesidential.com.

A brief history of Coombe

Deer grazing in Richmond Park near Coombe, South West London.

Throughout history, people have aspired to live on the high ground, for reasons of defence and security or for fresh air and views, and Coombe, the area between Coombe Lane and Kingston Hill, is one such place. People first lived here in the Bronze Age, from 1,000BC if not earlier, and there is a small hoard of pots and metalwork from Coombe Hill in Kingston Museum.

At that time, Coombe could indeed have been a centre of bronze metal working as a supplement to farming. There is no evidence for settlement in the Iron Age and Roman periods, although Roman coins were discovered in pots along with Roman walls in the 16th century. It is even possible that the Romans had a temple at Coombe associated with the many springs there. When the Anglo-Saxons invaded, it seems that part of Coombe remained a Romano-British area for a while, going by the name of Waleport.

Coombe means ‘valley’ and originally referred to the area south of Coombe Hill. Coombe is first mentioned by name in the Domesday Book of 1086 when the land was held by Humphrey the Chamberlain on behalf of the Queen (Matilda, who had died in 1083). At this time the whole of Coombe was valued at £5.

In 1215 King John granted the lands to Hugh de Nevil and the estate then became known as the Manor of Coombe Nevil, later Nevill. This estate was farmed under various owners with no great changes until the 16th century. 

By 1515, the estate was owned by Merton Priory. This date marks the start of the building of Hampton Court Palace by Cardinal Wolsey and the building continued after 1525 when he gave the palace to King Henry VIII. This affected Coombe because a set of three conduit houses was built to collect water from the springs of Coombe in order to supply fresh water piped all the way to Kingston, under the Thames and then through to Hampton Court through a series of lead pipes. These conduit houses still exist and are some of the earliest surviving buildings in the borough. Coombe Conduit, the largest, is on Coombe Lane West and is open to the public once a month in summer. Ivy conduit (badly damaged by a V1 flying bomb in 1944) is in the grounds of Holy Cross Prep School, and Gallows Conduit is in the grounds of Wolsey Spring (a private house) in George Road. This is named after the gallows which used to be somewhere in the vicinity. Its most famous victim was the Catholic martyr, Blessed William Way, in 1588. The Hampton Court water supply lasted until shortly after 1895 when the three conduit houses were sold to the then owner of the manor, the Duke of Cambridge for £75.

The Manor of Coombe was seized from Merton Abbey at the Reformation and in 1579 Elizabeth granted it to Thomas Vincent, who built a manor house near the top of Traps Lane. Queen Elizabeth herself visited in 1602. The manor changed hands several times until it was purchased by John (later Earl) Spencer in 1753. The manor house was rebuilt and named Coombe Wood House. The Prime Minister Lord Liverpool lived here from 1802 to 1828, and King George III visited in 1805. The house gradually fell into disrepair and was demolished in 1933.

The top, flat part of Coombe Hill was known as Coombe Warren, after which Warren Road was named. In the 18th and early 19th centuries, crowds gathered here for executions at the gallows and also for cock fighting and bare knuckle fights. In 1821 Earl Spencer sold the Admiralty a small piece of land here so that they could build a semaphore station, one of a string of a dozen stations linking the Admiralty in London to Portsmouth. By means of sign boards and telescopes, messages could be passed to the fleet and back in a matter of minutes. It survived until the invention of the electric telegraph made it redundant, but it is remembered today in the name of the nearby ‘Telegraph Cottage’.

In 1837 the manor of Coombe was sold by the third Earl Spencer to the first Duke of Cambridge, Adolphus Frederick, who greatly expanded the estate by buying up more land in Kingston and Norbiton. He also tried to block off Warren Road in 1850 by putting guards on the gate who would only let ‘respectable’ people through! Shortly afterwards the estate passed to his son, George, Second Duke of Cambridge. Local people wanted to retain their long held right of access across the Warren and the case was finally resolved at a trial in Croydon in 1853. The jury decided that pedestrians did have a right of access but that the Duke was entitled to ban carriages. 

This restricted access still applies to Coombe Warren today. Although pedestrians are allowed free access, cars and other vehicles need a permit to use Warren and George Roads. The population boom in Kingston in the 19th century put up the value of land for building houses and the Duke gradually sold off parcels of land for building. One of the first to buy was John Galsworthy, father of the famous author, who built three large houses which his family lived in briefly before each was sold. One was demolished in the 1930s but two survive as Holy Cross Prep School and Rokeby Boys School. The fact that both are now schools shows you how big they were! John Galsworthy Junior, the author, was inspired by the view from Coombe Hill which he called Robin Hill in his Forsyte Saga novel.

Since then, many famous people - whether they be aristocracy, politicians or bankers - have found a retreat on Coombe Hill. The founder of Barings Bank lived here, as well as William Campbell, governor of the Bank of England from 1907 to 1909. General Eisenhower lived at Telegraph Cottage during the planning for D Day in 1942 and again in 1944. He was able to slip out occasionally for a quick round of golf onto Coombe Wood Golf Course. Today, Coombe is a peaceful oasis of calm in a busy Greater London.

Written by Tim Everson

Local Historian

How to design a kitchen you'll love

Beautiful modern kitchen in a luxury home featuring a dark kitchen island and white cabinetry.

There’s a reason kitchens are the beating heart of homes. They are one of the most social spaces where you spend the majority of your time; whether you’re cooking, cleaning, entertaining, or making countless cups of tea.

A kitchen is also considered one of the biggest selling points of a house, so it’s important to get the design right. A well-designed kitchen will be more enjoyable for you, your family and future buyers.

If you’re renovating your kitchen, here’s how to design a kitchen you love being in.

1. Create a Wishlist

The first step to designing your dream kitchen is to create a wish list. Write down all your wants and desires for your brand-new cooking space. Think about things like your ideal appliances, lighting, cupboard designs and colour schemes.

2. Set a Budget

Before you undertake any home renovation project, it’s always a good idea to set your budget. Now you know what’s on your wish list, it’s time to decide how much you’re willing to spend on your dream kitchen.

Think about things like how long you’ll get to enjoy your new kitchen and what the resale potential is. Consider whether it’ll be worth the investment in terms of added value to your property, taking into account how long it’ll be until you sell. If you’ll be moving in the next one or two years, you may decide to set a lower budget than if you’re staying another 10+ years.

3. Prioritise

It’s always good to have a wish list. But now you know your budget, it’s time to prioritise. Split up your wish list into two columns; a priority column and a ‘nice-to-have’ column. Then organise your dreams accordingly.

This practice will help you decide what you truly want and what you’re willing to sacrifice if it’s not within your budget.

4. Measure Up

To help you refine your priorities even further, it’s time to measure your space. When you know how much space you’re working with, you can start researching how big things in your kitchen need to be. For example, what’s the perfect island size? How big is the traditional range cooker you want to have?

If you find it easier, ask an expert to measure your space for you to let you know what is and isn’t possible.

5. Visualise

The next step in designing your dream kitchen is to visualise. Draw up your design ideas on paper or use an online tool to create a virtual plan. When you have a few designs you like, take it one step further and draw them to scale using masking tape in your garden or living room.

Consider things like:

• How much space you’ll have to prepare and serve dinner

• How many people can fit in the kitchen

• Whether the worktop space is large enough for all of your appliances

By seeing your design to scale, you’ll have a better idea about whether the new design is right for you.

Selling Up?

If you’re renovating your home in preparation for a sale, we’d love to talk. Our friendly team are experts in valuing homes, we can offer advice on what renovations add the most value.

Call us today for a chat on +(44) 20 8947 9393 or email us at enquiries@coomberesidential.com.

Electrical safety inspections; What landlords need to know

Image of house hold electrical box.

When you are a landlord, you should remember that people actually live in your property. It’s more than just bricks and mortar and an investment. It’s someone’s home.

There lies within property ownership a responsibility to tenants to make sure that they are safe. Indeed, it’s an obligation, and it’s a legal responsibility too.

For many years, landlords had to carry out regular gas safety checks, but updated rules mean that landlords must carry out electrical safety checks too.

Here, we set out what they’re all about.

What Changed?

The Government, which says it acknowledges many landlords are responsible owners, said it wants to make sure people are safe when they live in rented accommodation.

So, new guidelines were drafted, and those new rules came into force in June 2020 as the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.

At the time, the Government said: “This is a major step towards levelling up the private rented sector, making sure it will offer high-quality, safe and secure housing.”

This is good thinking, and a welcome move, particularly when you consider that gas safety checks have been carried out for years now.

What do the Updated Rules Mean?

Landlords must comply with the updated regulations. They must have “the electrical installations in their properties inspected and tested by a person who is qualified and competent, at least every five years”.

A copy of the electrical safety report must be provided to tenants, and also to a local authority (like the council) if requested.

Basically, electrical testing has got to be done by professionals with the correct knowledge and skill and these new regulations must be adhered to.

Can Anyone do an Inspection?

No. As the guidelines say, the inspection must be carried out by a competent person who is registered to do so. You can find a list of professionals here www.electricalcompetentperson.co.uk

What do the Inspections Cover?

Inspections are not about fridges of kettles or other small appliances or white goods. What they about are the fixed electrical things like plug sockets and lights, and also showers if they are electric and permanently fixed.

Tests will see if everything is safe or if there is a risk of fire or an electric shock. It’s pretty easy to see why an inspection needs to be done – and that is to protect life and property. Depending on what an inspection finds, action may or may not be required. Landlords must then carry out the work within a specified time, and there must be written evidence of this.

What Happens if Electrics Remain Unsafe?

Responsible landlords will want to get any electrical issues fixed and will take action to make good anything highlighted in the inspection report immediately. In the guidelines, if work is not carried out, local councils have the authority to serve a remedial notice on a landlord who must then get the job done. If they don’t, and the council is confident that landlord duties have been breached, it can inform the landlord that it intends to impose a fixed penalty – and this could be up to £30,000.

It makes good business sense to ensure properties are inspected, and it’s a legal duty now too, so we recommend that landlords get started and make sure their properties have been inspected.

Chances are, you’ll have been working with people you trust, but you must ensure they are competent. If you are unsure, use the website www.electricalcompetentperson.co.uk to check if a tradesperson you know is registered.

If you are a landlord in Coombe and West Wimbledon and have any queries at all, it’s better to be safe than sorry.

Get in touch with us here at Coombe Residential Ltd or call 0208 947 9393 and we’ll run through the details with you.

How to get your property photo ready

Image of a professional photographer with camera to take photos of a house for sale.

Photographs are an essential step when selling your home in Coombe and West Wimbledon and are integral to an effective marketing strategy.

Your photos need to look fantastic and stand out in a busy market. The images need to be an accurate and honest representation of the property, which is why staging your home before the professional photographer arrives is crucial.

If you are not hiring professional home stagers, there are some simple steps you can take to prepare your home in the best possible way before we send our professional photographers out to capture your home at its best!

Pay Attention to the Front of The Property

Cars can cause a distraction from the home that’s for sale. Remove your vehicle from the driveway to give the viewers the full impact of the outside space and an unobstructed view of the front of the property. Additionally, ensure garage doors are closed. Small changes will make a significant impact on the overall quality of the photography.

If you usually keep the bins at the front of the property, ensure they are hidden away out of any shots. Thoroughly clean windows and windowsills to provide that the all-important front image of the home is immaculate.

Take some time to tidy the front garden, giving the best first impression. Mow the lawn, trim back any hedges and remove any empty plant pots that may be lying around.

Make Your Gardens Attractive

Gardens are often a huge draw for potential buyers, both those who are breaking free from the rental market and those climbing up the property ladder.

Gardens are subject to personal taste, but neat lawns, clean decking, smart patios and clearly defined eating areas are what buyers want, so take time to prepare them before the arrival of your photographer.

Showcase Your Bedrooms

Remove any signs that may be stuck on bedroom doors, especially common for children’s rooms. Store away any children’s toys which may eliminate part of your target audience. If you don’t have the storage room, hide them in the car while the photographer is working!

Make all the beds and plump up the pillows. If any cushions are looking past their best, hide them out of shot. Items like this can do more harm than good and make the whole room look tired.

Add Sparkle to Your Bathroom

Bathrooms and kitchens are the main rooms that can really draw viewers to a home. Simple hacks in the bathroom can drastically elevate your photographs. Simply make sure the toilet seats are down, and mirrors are sparkly clean with no watermarks or smudges.

As bathrooms are often small, create space by being as minimal as possible. Store away cosmetic items such as shampoo, lotions, or razors. The bright colours of the bottles can be unattractive and distracting when photographed.

Remove Kitchen Clutter

Kitchens are the heart of the home, and a beautiful kitchen is often the factor that convinces unsure potential buyers. Clear all surfaces, leaving minimal appliances in view. This will prevent clutter from causing distraction and give the illusion of a bigger and fresher space with plenty of work surfaces.

Don’t Distract with Electronics

Turn off the TV and any computers and make sure there are no loose electronic devices left on countertops, which are distracting for people viewing the images. The last thing you want to see are beautiful images of your home with a distracting TV show in the corner of the otherwise perfect image.

Let in The Light

Open curtains and blinds wide to let the natural light flow through the home. Your photographer will then be able to manipulate the light to show your home in the best, most natural way possible. If you have blinds, open them tilted upwards. This will push the natural light towards the ceiling, allowing it to illuminate without being too harsh for photography.

Give Your Pets a Day Out!

Although you love them, it is best to keep pets out of your listing photographs whether it is a cat, dog or hamster, if possible, remove the pet from the home for the whole day, as this will give you an excellent opportunity to clean, ready for staging, and prevent them from getting in the way of the photographer.

In addition to the pet itself, make sure any pet toys, food bowls and beds are out of shot. Furthermore, tidy up the garden, ensuring no waste or pet toys are lying around.

We use professional photography as standard.

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Get in touch with us today, call +(44) 20 8947 9393 or email us at enquiries@coomberesidential.com.

Essential tips for buying a smart home

iPhone displaying smart home control apps with a cozy lounge in the background and a visible Wi-Fi symbol.

Are you thinking of buying a smart home in Coombe and West Wimbledon?

Smart homes have many benefits. But should you buy one?

What Is a Smart Home?

A smart home is a house or apartment that’s fitted with smart devices. This usually includes things like fridges that order food when you run out, apps that control your lights and heating, security systems (like video doorbells), and voice control features.

Buying a smart home can have lots of benefits. They have so many extra features that can make life more convenient for you. Recent reports have stated that smart homes could be priced 5% higher than non-smart homes. They can even sell quicker!

If you’re considering buying a smart home, here are some of the top things you should know.

1. You Can Save Energy

Even though you may have more electronics to run, a smart home can save you energy. Typically, smart devices are more energy-efficient than most other household appliances.

You can automate everything to cut unnecessary costs. If you forget to turn off the heating, lights, tumble dryer or even the TV when you go out, you can easily switch them off using your phone.

2. They Make Life more simple

Smart homes can automate almost anything. You can turn on the heating before you get home or set your fridge to order food when you get low on certain items.

Smart features are designed with your convenience in mind. One study predicted that you could save eight days every year from having a smart home, which could be a holiday.

3. Increased Security

Besides the doorbells that show you who’s at your door when you’re out, smart homes can have lots of other security benefits. If you’re away on holiday, it’s easy to look like you’re home.

You can automate the opening and closing of your blinds and have the lights on at night. Some smart homes have cameras that will notify you if someone comes within the boundary of your home.

4. It’ll Be Easier To Sell

In a recent survey of UK homebuyers, more than 50% of people said they wanted a smart home and would be willing to pay more for one. Smart homes are also soaring to the top of property developer agendas.

If you own a smart home, you could expect a quicker sale and a 5% boost in resale value.

Are You Convinced?

Coombe Residential offers a selection of luxury smart home properties in South West London. If you're looking for a personalised and tailored home-buying experience, don't hesitate to get in touch with our team. Let us help you find the perfect smart home to suit your lifestyle.

Get in touch with us today. Call +(44) 20 8947 9393 or email us at enquiries@coomberesidential.com. 

What is a probate property?

Judge's gavel resting on a probate law book, symbolising legal proceedings related to estate matters.

You may have heard about probate and “probate property” but not really know much about what it actually means. You wouldn’t be the only person for whom probate is much of a mystery. After all, it’s not every day that you have to deal with probate matters.

In this article, we set out in plain English:

• What is probate

• What probate property means

• How to navigate your way through probate whether you are buying or selling

What is probate?

When someone dies, the person who applies for the right to deal with the deceased’s possessions and property has to “apply for probate”. If the person who died left a Will, then the applicant can be given a “grant of probate”.

If someone has not left a Will, then a person gets “letters of administration”. If someone hasn’t left a Will but has part-owned a property it will pass to the part-owner. Note that the rules are slightly different in England when compared to Wales or Scotland. More information can be found on the Government websites.

Our Advice When someone dies, you will need to contact the owner of the asset (property). This is usually the organisation with whom the deceased has a mortgage. It is helpful in this case if paperwork is easily traceable along with details of finances and other things to do with a home.

What is a Probate Property?

A probate property is a property that is subject to the probate process. You will need to have the ‘grant of probate’ to be able to dispose of the property. You’ll have the authority to sell the property and sign all the required documents. Without it, the property will be in limbo.

Our Advice The probate process can be lengthy, and sometimes seem complex. While probate may not be something you have to deal with right now, it is worth understanding what you need to do in advance.

How to Find Out Who Owns a Property

It’s quite simple to find out who owns a property. The Government website is the best place to refer to, although there are commercial sites that offer a similar service.

If you go to the Land Registry site, you need to create an account and then find the property you want information about. For a small fee, you can then download a copy of the Land Registry document that tells you who owns a specific property. If a bank or other organisation still has a charge over it (which means money is still owed on it), it will show up on the document.

Our Advice Know the exact address for the property you want the information for. While it may only be a small cost, if you’re downloading a number of documents, the cost will start to rack up.

Selling a Probate Property

Putting the property on the market is not the end of the story. Remember, when you’re selling a probate property, it has to be valued as it was at the time the deceased passed away. This is because it has inheritance tax implications and HRMC need to know the correct figures.

You should wait until you have the legal authority to sell the property before marketing it. While it may be tempting to get ahead of things by putting the property on the market, the legal side of probate means you could end up losing potential buyers if you are premature.

Our Advice Use a conveyancer to deal with the legal side of things. You can also use the services of a solicitor who specialises in inheritance tax and conveyancing.

Buying a Probate Property

A probate property could be an opportunity to get your hands on a relatively inexpensive home. Often, a property that has been inherited is not needed by the recipient and a quick sale releases preferred funds. In this case, the seller may be tempted to accept a lower offer to get the property off their hands.

Be aware that if the property is being sold by an executor who has never lived in the property themselves and doesn’t know it very well, there may be unknown issues so it’s wise to get a survey done. Similarly, make sure that whoever is selling the property has the authority to do so.

Our Advice Do your homework. Ask questions of the executor or the estate agent and be thorough.

A probate property presents opportunities, however there is paperwork to get right and it’s paramount that you seek advice from transparent experts who will tell you everything you need to know.

Communication is key, whether you are buying or selling a probate property. We can help you with the process.

Email us at enquiries@coomberesidential.com or call us on 0208 947 9393.

7 Tips for a smooth house move

Family moving into a new home with cardboard boxes, as an excited child runs through the doorway.

Congratulations on securing your dream home in South West London! Now, the final step is preparing for the big moving day. With a mountain of belongings to transport, planning ahead is key to ensuring a smooth, efficient, and stress-free move.

To help you get started, here are our top tips for a seamless house move.

1. Declutter in advance

It’s best to start packing well in advance. In fact, it’s ideal if you can start packing up when you begin your new house hunt. This way, you can forget about the stress later on and instead begin to declutter and pack at the same time.

Sell any items of value that you don’t require to make a small profit and to offset some of the high costs of moving. Donate items to charity that aren’t worth selling but are still in good condition, and then recycle or bin the rest. This applies to everything. Streamline what you will bring to your new home.

2. Create a packing plan

Create a packing plan by going through what you need to have available until the day of the move. Once you have that list, you can then work out how you intend to pack up your belongings. This can be by theme, by room, or by both.

For example, you might have general bathroom boxes, bedroom boxes and kitchen boxes or you might instead pack by object type, for example packing away all your towels and tea-towels in one box and bathroom toiletries, hand soaps and so on in another. When packing, try and keep boxes at a manageable weight and ensure that items won’t break through the box, so don’t pile them too high. The last thing you want is for your valuables to become damaged in the moving process.

3. Label each box as you go

When packing up items in boxes, it’s important you label each box with its contents. This way, you won’t have to open every box right away and have your new home filled with items that don’t yet have a place to go. If you created a strategic enough packing plan, you should be able to unpack a few boxes and have everything you need to be comfortable whilst you unpack your belongings.

4. Disassemble furniture

Not every piece of furniture can easily be taken apart, but the chances are you will have at least one or two items such as beds or wardrobes. Disassembling these items can make moving your furniture and belongings so much easier.

You might also want to invest in movers blankets so that your furniture doesn’t get dented when it is disassembled.

5. Have your children help you pack

Moving with children can be challenging, especially if they’re anxious about the change. To ease the transition, involve them in the process by letting them help pack. Encourage them to declutter their own rooms and assign fun tasks that feel like games. This not only keeps them engaged but also helps make the move more exciting and less stressful.

6. Hire professional movers

Once everything is packed and labelled, it's wise to hire professional movers.

This not only eliminates the heavy lifting and protects your back but also ensures that your furniture is handled with care during the move, especially for larger items that can’t be disassembled.

7. Bring “First Night Boxes” with you

The last items you should pack are your “First Night Boxes.” These boxes should contain essentials for your first few days in your new home, such as clothing, towels, toiletries, bed linen, blankets, and kitchen tools such as a kettle and mugs. Keep these boxes with you in your vehicle so you can easily access them.

A successful house move requires careful planning well in advance. If you need assistance with any aspect of your home move, the team at Coombe Concierge is here to help with all your moving requirements, ensuring a smooth and stress-free transition.

Get in touch with us today. Call +(44) 20 8947 9393 or email us at enquiries@coomberesidential.com. 

What is gazumping?

Model houses displayed to represent various properties available for sale.

If you’ve ever been involved in a property transaction, then the chances are you’ve probably heard of gazumping. For buyers, it’s one of the worst things that can happen, particularly if you’ve found your dream home.

What is Gazumping?

Gazumping is when a seller verbally accepts an offer for their property, but then accepts a higher offer from someone else before the purchase has been completed.

So, if you see a listing on a property website which states ‘Sold STC’, the property is actually still available for purchase and this is the point where the gazump could occur.

Is Gazumping Legal?

Although it’s morally ambiguous, gazumping is entirely legal. An offer to purchase is not legally binding until contracts are exchanged, meaning that either the buyer or seller can pull out of the deal at any point, or attempt to renegotiate the price prior to exchange.

The further along the process that a buyer gets, the more painful and costly it will be, particularly once searches and surveys have been carried out.

Why Does Gazumping Happen?

There are a number of reasons why gazumping occurs, with the most common reason being that the seller simply receives a higher offer from another buyer.

However, there can be several other contributing factors too, including the seller’s willingness to allow a gazump to happen in the first place. Some sellers may refuse any higher offers point blank once they’ve accepted an offer verbally.

On the other hand, if they’re looking to make a quick sale and the buyer is dragging the process out then this can lead to a gazump.

For example, the buyer may be waiting for a mortgage offer, requesting additional surveys, or attempting to negotiate a lower price based on minor issues that have been found in the survey. In this instance, if a cash buyer were to come along with the full asking price, it’s easy to see why a seller may be tempted to accept the new offer.

Having said that, the closer it gets to exchanging contracts, then usually the less likely a gazump will occur, especially if the seller is looking to move quickly.

If a seller accepts an offer and then receives a higher one the following day, there’s a good chance they’ll accept it, and the initial buyer will have to increase their offer. And although this would be disappointing for them, at least they won’t have had time to get the ball rolling in terms of conveyancing and surveys at this point.

On the flip side, if all of the surveys are complete, mortgages are in place, the contracts are ready to be exchanged and a new buyer comes in at the last minute, it’s unlikely that the seller would entertain the offer. Unless it’s far too good to turn down, which is possible but unlikely.

How Can You Avoid Being Gazumped?

Although gazumping can happen with any buyer on any property, there are five things buyers can do to give themselves the best chance of avoiding it.

1. Be Prepared

Before making an offer on a property, ensure that you have a mortgage in principle at least, and ideally a solicitor. Most estate agents will recommend a solicitor, but it’s always best to have your own one lined up in advance.

2. Act Quickly

Gazumping is more likely to occur if the buying process is being dragged out and delayed. Contact your solicitor for regular updates to find out where they’re at. If there are delays, then it’s better that they’re down to the seller’s solicitor rather than yours. And arrange for a survey to be completed as early as possible so that any issues can be picked up quickly.

3. Ask for The Property to Be Taken Off the Market

Sellers aren’t obliged to do this, but if they’ve accepted your offer and trust you to be a serious buyer there’s a good chance they’ll be happy to agree to it.

4. Get Insurance

Home Buyers’ Protection Insurance will cover some of your losses in the event of being gazumped. You won’t receive all of your conveyancing and survey fees back, but you’ll receive at least some. It won’t make up for the disappointment of losing the property but by being prepared you can save some of the financial strain.

5. Get a Lock Out Agreement

Your solicitor will be able to draw this up for you, but there’ll be an extra cost involved and the seller may not be willing to agree to it.

The lock out agreement gives you a fixed period of time in which you have exclusive rights to buy the property, meaning that if the seller accepts an offer from someone else, they’d have to pay you a penalty fee.

Coombe Residential Ltd are your local property experts for Coombe and West Wimbledon. Call us on 0208 947 9393 or email enquiries@coomberesidential.com to chat with a member of our friendly and experienced team.

Embrace the home selling process with confidence

Front door with a key in the lock, indicating the home is up for sale and ready for new owners.

Selling a home is an exciting journey, and while there’s a bit of paperwork involved, it’s an opportunity to showcase your property’s unique qualities. When preparing to sell, you’ll work closely with your estate agent, sharing important details that highlight your home’s strengths.

Instead of worrying about potential issues, remember that every home has its story. With the right estate agent by your side, you’ll attract the perfect buyer, no matter your circumstances.

To help you navigate the selling process with ease, here are six essential things to declare to your estate agent about your home:

What you plan to leave at the property
Completing a 'fixtures and fittings' form is a great way to clarify what you’ll be taking with you and what will stay for the new owners. Establishing this early on can streamline viewings and prevent any confusion.

Renovation work
While disclosing renovation work is a legal requirement, it’s also a great opportunity to highlight the improvements you've made. Whether you've upgraded the kitchen, added an extension, or remodeled the bathroom, these enhancements can greatly appeal to buyers.

Planning permissions in the area
If you've received letters from your local council regarding planning permissions requested by neighbours, be sure to share this information with your estate agent. It demonstrates that the area is active and evolving.

Denied planning permissions
If you’ve previously applied for planning permission and it was denied, don’t hesitate to disclose this to your estate agent. Transparency is key, and explaining the situation can actually build trust with potential buyers.

Pests or Japanese knotweed
Even if pests were a problem in the past, it’s essential to share this information. Disclosing past pest invasions or issues with Japanese knotweed allows potential buyers to make informed decisions and shows your commitment to honesty.

Green deal loans
If you have a Green Deal loan for energy-efficient improvements, it’s vital to declare this to your estate agent. These loans are passed on to new owners, and being upfront about them reflects positively on your integrity.

We're Here to Help!

While selling your home may seem daunting, we’re here to make the process as smooth and enjoyable as possible. At Coombe Residential Ltd, our team provides expert guidance, support, and encouragement every step of the way.

Get in touch with us today at 0208 947 9393 or via email at enquiries@coomberesidential.com.

5 ways landlords can increase their rental yield

Model house being handed from one person to another, symbolising the rental agreement between a landlord and tenant.

As a landlord, or if you're considering becoming one, it's essential to understand the concept of rental yield. But what exactly is rental yield, and why is it important for landlords in Coombe and West Wimbledon?

In simple terms, rental yield measures the return on your investment. It consists of two key types: gross yield and net yield. Each provides valuable insights but accounts for different factors in your rental income.

Let’s say you rent out a two-bedroom property in South West London for £850pcm. As an example, if you originally purchased the property for £150,000 and you divide the annual rent (£10,200) by the amount you invested (£150,000) and times it by 100, you get a percentage, and that’s the gross yield. In this case 6.8%.

Gross yield is a fairly basic figure but it gives you a good idea about what you’re getting back. However, there is also net yield. This is similar to gross, but you also take into account the additional costs you incur as a landlord, such as insurance, maintenance, solicitors, agents, mortgage, and so on.

This net yield is helpful because you can look at exactly how much it costs you to be a landlord and shows you where you could reduce costs to increase your yield. Deciding what a good yield is might be different, but anything above about six or seven per cent is good. Our team are adept at helping people make the most of being a landlord, and we have come up with a list of five ways landlords can increase their rental yield.

1. Review Rent Regularly

At the appropriate time, look at the rental income on a property – can it be raised to be more in line with the going rate? Make sure you keep within your contractual agreements though and remember that while a rental increase may be right for you, if a tenant has been with you for many years and has caused you no issues, do you want to upset the applecart?

2. Review Your Outgoings

Let’s look at what you are spending on your property. Do you automatically renew your insurance, or is there a more competitive alternative on the market? If you use a plumber, are their costs expensive, or can someone do the same job for a lower price? Keep on top of your outgoings, and set reminders to look at alternatives when the time comes. Being a landlord is a business, so treat it as such.

3. Check Your Mortgage Renewal

You may have a buy-to-let mortgage for your property, but is it still the right one? Many different products are being brought to market, so when you’ve come to an appropriate point in your mortgage agreement, have a look around.

Always be mindful about switching. Keep an eye on the media for different products and even though it might not be the right time immediately, make a note so that you can go back to it when you are ready.

4. Invest Wisely

When you are thinking about becoming a landlord, do your homework. Look at where to spend your money, but also at the type of property. Do you want a newer property with less maintenance, or do you want an older place with the risk more could go wrong?

If you have a plan and it works, don’t deviate. If you have a good yield because you’ve got a newer home, stick with the idea when looking at another buy to let.

5. Be a Better Landlord

You’re more likely to get a better yield if you have a great property and great tenants (and yes, both can be achievable). But, can you be a better landlord?

• Do you add quality fittings?

• Do you respond quickly to issues?

• Do you get things fixed promptly?

By being a great landlord, you’re more likely to attract great tenants and be able to justify higher rents. You assess a house and a tenant, why not assess yourself and see how you could be a better landlord. It makes business sense.

Having the right tenant in your property is more likely to help with yields. If they look after the house, your costs are likely to be lower. Of course, for total efficiency, we suggest you consider using a lettings agent to help manage your property portfolio. A full expert property management service will help you make the most of being a landlord.

If you need advice about becoming a landlord, or if you are a landlord and need some support, call us on 0208 947 9393 or email enquiries@coomberesidential.com to chat with a member of our friendly and experienced team.

Coombe Residential lead the way with virtual viewings

Interior of a home showcased in a virtual viewing, providing a clear and immersive look at the space and its atmosphere.

Coombe Residential is proud to offer 3D virtual tours to maximise exposure of your home whilst ensuring the safety of its clients and staff.

This technology, which we have employed since 2015, enables qualified applicants to explore your property just like they would in person.

As well as reducing the number of viewings required for a successful sale, research has shown that properties with this marketing method receive substantially more interest.

Coombe Residential proudly supporting the NSPCC

Hani Madanat with a representative from the NSPCC, highlighting their partnership and commitment to supporting children's welfare.

Coombe Residential, a family-owned estate agency dedicated to the local community for nearly 30 years, has proudly partnered with the NSPCC over the past six months.

Directors Hani and Basma Madanat share a strong ethos with the NSPCC, reflecting their commitment to supporting local children and families. Coombe Residential actively collaborates with numerous local schools, including Coombe Girls, Coombe Hill Infants and Juniors, Donhead, Hollymount School, Holy Cross, Marymount International School, Rokeby School, Willington School, and Wimbledon High. Additionally, the agency has supported The Thames Youth Orchestra for a decade and is a Platinum supporter of The Thames Philharmonic Orchestra.

Through their generous contributions, Coombe Residential aims to help ensure that more children can enjoy a happy childhood while remaining safe from abuse.

The relationship between the NSPCC and Coombe Residential came through an introduction from Sarah Austin, Founder of the Really Helpful Club. They are a nationwide sharing platform, offering a free online and offline community for positive, like-minded people and have fundraised an amazing £114,000 for the NSPCC’s service Childline which they hope to double at their second fundraising event happening in Chelsea later this year.

Contributions to the NSPCC help by empowering children with the power they need to stay safe:

·  £4 could pay for 1 of NSPCC’s trained volunteer counsellors to answer a child's call for help to Childline

·  £580 could cover the cost for NSPCC’s Speak out Stay safe programme to visit 1 primary school and speak to every child aged 5-11.

When asked what inspired him to support the NSPCC, Mr Madanat said,

“We feel it is essential to support future generations and we were very impressed with the good work the NSPCC does. The local community is very important, but what’s great about the NSPCC is that they help children locally and across the country.”

Lloyd Butcher, Corporate Partnerships Manager at the NSPCC added

“The NSPCC receives around 90% of funding from generous supporters and companies like Coombe Residential who believe every childhood is worth fighting for. We are grateful for their generous donation which will help our vital work.”

Announcing Coombe Concierge

Coombe Residential has built an enviable reputation over the last 30 years as a leading local sales, lettings and property management company, specialising in the high end luxury residential market. It is a company that both understands and fulfils the needs of its clients through its personal approach and great deal of specialist local knowledge.  
 
The company’s wealth of client satisfaction and property management experience is the perfect foundation for the launch of Coombe Concierge. This new service, created specifically with the busy homeowner and landlord in mind, is headed up by Coombe Residential's Elizabeth Szot, whose wealth of experience in the relocation, management and lettings industries means she understands the varied needs and high expectations of discerning clients. The service goes beyond traditional property management, in that every aspect of the home is catered for, whether it be the need to project manage a redecoration, source the best landscape gardeners, fix a faulty boiler, or fill up the fridge with delicious food and wine. Coombe Concierge will take care of it. 
 
Hani Madanat, Founder and Director at Coombe Residential comments,

"I am thrilled to be launching Coombe Concierge, an exceptional service to provide our clients with peace of mind, and help alleviate the stress of managing their homes while they are travelling or are time poor. The service plays to our strengths as a company - bespoke personal service, genuine care, and the ability to problem solve and understand individual needs."

For further information, or to register your interest in becoming a Coombe Concierge member, please contact us.