Family homes
Find the right London family home, without giving up your weekends
Family buyers juggle more than price: school options, commute, outside space and room to grow. We narrow the areas that fit, search listed and off-market homes for you and view first, so you only see the houses that deserve a visit.
- Areas matched to schools and commute
- Listed and off-market houses
- We view first, you see the best
Family homes
Start my family home search
Two quick steps. It takes about a minute.
Sole-mandate, single-side
No dual-agency on any transaction. Conflicts disclosed in writing.
Discretion by default
Off-market sourcing, alias representation, NDA-ready.
Audit-ready paper trail
Mandate, briefs, memos and closing dossier — written, signed, archived.
Outcomes
What family buyers get
Areas that fit
Neighbourhoods compared on commute, parks, amenities and school options.
Schools considered carefully
Homes mapped against the schools you are considering, with admissions rules left to the schools and councils.
Pre-viewed houses
Homes checked in person before you spend time on them.
Negotiation
Price and timing negotiated around term dates and your sale.
Start your London family home search
How it works
4 steps, one adviser
- 1
Family brief
Needs, wants and deal-breakers.
- 2
Area plan
A short list of areas with reasons.
- 3
Search and view
Pre-viewed homes, listed and off-market.
- 4
Buy
Negotiation, surveys and completion coordinated.
Market evidence
The London market, from the registry
£560,000
Median sale price
Aug 2025 to Aug 2026
36,006
Registered sales in 12 months
HM Land Registry Price Paid Data
-3.4%
Median price change
vs the previous 12 months
Registry data for London as a whole. See sold prices by area.
Why Belgrave
How we compare
| Aspect | Belgrave Estates | Typical high-street approach |
|---|---|---|
| Who you deal with | One named senior advisor from first call to completion | Handed between valuer, negotiator and progression team |
| Conflicts of interest | Single-side representation; conflicts disclosed in writing | Often acts for both sides of the same deal |
| Fees | Fee model disclosed in writing before you sign anything | Headline rate, extras discovered later |
| Discretion | Off-market and NDA-ready campaigns available | Portal-first by default |
| Paper trail | Mandate, briefs and closing dossier written and archived | Calls and emails, little written record |
How our fees work
Fee structure agreed in writing before the mandate starts. Our conduct and fees.
After you enquire
What happens next
- 01
A senior adviser reads it
Your request goes to a senior adviser on the right desk, not a call centre or an automated sequence.
- 02
A personal reply within one working day
By phone, WhatsApp or email, whichever you prefer. Tell us a good time and we will keep to it.
- 03
A clear plan, no obligation
You get our view and the next steps in plain terms. Whether to go ahead is entirely your decision.
Can you guarantee a school place?
No. Admissions are decided by schools and local authorities under their own rules. We help you understand the published criteria and map homes against them, but never promise a place.
Which London areas are best for families?
It depends on your budget, commute and school preferences. Our area comparison and borough pages help, and we narrow the list with you.
Can you find houses that are not on the portals?
We search beyond the portals and approach owners where appropriate, without promising any particular home is available.
Can you coordinate the search with selling our current home?
Yes. Our sales team can run your sale alongside the search so timings line up.
We are moving from abroad. Can you still help?
Yes. See our page for buyers purchasing from abroad, and our relocation team can help with the wider move.
How do you charge?
Our fee structure is agreed in writing before the mandate starts.
Still deciding? Ask a senior adviser directly.
Useful tools and data
Research London with our own data
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Ready when you are
Start your London family home search
Share your brief. A senior adviser will reply personally within one working day.
- No obligation, ever
- A personal reply within one working day
- One named senior partner throughout
Private and discreet. Your details are never sold, shared or added to a marketing list.