The downsizing guide: Smaller London properties with big credentials


There are many reasons why one may choose to downsize, and not all of them revolve around rising mortgage rates (which don’t typically affect luxury buyers the way they do the mass market). That said, living is getting more expensive, and perhaps you’d just rather trade in your energy-guzzling seven-bed for something more manageable.

Or, maybe the last child has flown the nest, and it’s just two of you rattling around in a giant – suddenly very empty-feeling – house. Perhaps four flights of stairs are starting to take a toll on the knees, or a 50ft garden is proving too much maintenance.

Whatever your reason for downsizing, you’ll be pleased to know, bigger doesn’t always mean better. Read on to discover some of the best two-to-three-bedroom homes currently on the market in London, all of which prove that good things do indeed come in small packages.

The Founding, SE16

A new collection of ‘net-zero’ homes has just launched at The Founding, which could be the perfect opportunity for a downsize – as they range from studios to three beds. Canada Water is the little sister to the residential and commercial hub that is Canary Wharf, but therein lies its charm; the area offers 130 acres of woodlands and parks, as well as all manner of hidden quirks connected to its maritime past. The Founding, meanwhile, offers homes bespoke-designed by Conran and Partners, as well as amenities like a private lounge and three roof terraces.

Two-bedroom homes start at £974,000,

Barkston Gardens, SW5

Downsizing to a Victorian red-brick in Earl’s Court? How chic. Even better that this three-bed has recently undergone a complete restoration. In fact, this is something of a statement home. The south-west facing apartment employs minimalist, modern decor yet you don’t miss out on period features like a double reception room with bay window frontage and a fireplace, or access to a garden square of well-maintained lawns, flower borders and plane trees.


Nine Eastfields, SW18

If you’re thinking of downsizing to get away from the maintenance of a large, old house – a new build development will change your life. The 14-story Nine Eastfields represents the final phase of the Riverside Quarter scheme – the regeneration of a former Shell oil terminal in Wandsworth. The one- and two-bedroom apartments benefit from either their own winter garden or private balcony, with views over the River Thames.

Prices start at £655,000,

Capella, N1C

This new King’s Cross development has just revealed its two-bedroom apartments – the perfect downsize… size. Capella, which will comprise studios and one-, two- and three-bedroom flats and townhouses, is located in Lewis Cubitt Park. Aside from green space, residents will have access to one of the most up-and-coming destinations in London. A decade ago, King’s Cross was a wasteland but, over the last few years, its regeneration has seen the development of retail and F&B hotspots as well as the opening of major business HQs. In fact, it’s safe to say that the area has up and come.

Prices start at £1,600,000,

Ladbroke Walk, W11

For some people, downsizing means a low-maintenance apartment in a shiny new build. For others, it means a sequestered mews house in the quaint confines of Notting Hill. You enter on the ground floor of this Ladbroke Walk property, where you’re met with an impressive entrance hall, eat-in kitchen and south-facing reception. The two bedrooms, plus a study, are spread over the first and second floors – appearances can be deceiving, there’s a lot going on behind this pretty facade.


St James’s Drive, SW17

Another one for those looking for a slice of cottage life in the city. This wisteria-clad home, located just off Wandsworth Common, is set back from the road with off-street parking. The Victorian three-bed features a formal sitting room to the front, complete with high ceilings, sash windows and alcove bookshelves. A second reception leads into a kitchen/diner with gloss-white cabinetry and quartz worktops, while French doors open out to a terrace and lawned garden beyond. Cosy, quaint, impossible to achieve in a mansion.


West Halkin Street, SW1X

That having been said, downsizing doesn’t have to be dowdy. There are plenty of super-luxe stunners in prime areas that are a little more on the compact side. Take this two-bed in Belgravia: arranged over the first floor of a period building, it offers a magnificent reception room with floor-to-ceiling windows, a bespoke Italian kitchen with marble surfaces, and a high standard of refurbishment.


Read more: London’s best homes near cultural hotspots

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