Grand Union in Wembley

07/04/2025

With unrivalled culture, commerce and diversity, London is booming right now. Homes and property writer Nicky Rampley-Clarke reports on some of the hottest areas in town to live, work and invest in.

Mix Business With Leisure in Wembley

Although famous for its world-class football stadium, there’s so much more appeal to Wembley than simply cheering on your team from the stalls, from super-easy access into central London to plenty of green spaces and fantastic shops, restaurant and bars – including a designer outlet and street-food venue, no less – not to mention the new Grand Union development at the beating heart of it all.

This collection of canalside homes offers the perfect spot to lay down roots for professionals or families, complete with resort-style amenities including your own bowling alley, e-darts room and co-working space, as well as on-site gym, nursery, cafés, soft play and supermarket. According to recent Savills research [1] , there is real investment potential with 18% rental growth between 2024 and 2028 and 15% capital growth forecasted in the next five years with yields of more than 6%.

Better still, Alperton and Stonebridge Park stations are short walks away giving you access to the Piccadilly, Lioness and Bakerloo lines – meaning you can be in Oxford Circus in just 26 minutes [2] – while one of Europe’s largest business centres is right on the doorstep.

Marc von Grundherr, Director at Benham and Reeves, the London-based estate agent that sells and lets Berkeley Group developments, says: “Wembley has been growing in prominence since its redevelopment as part of the new stadium’s delivery and we’ve seen high demand from buy-to-let investors, who recognise the strong growth potential of the area. However, buyers also understand what the area offers in terms of amenities and transport, making it a popular choice, particular among first- and second-rung buyers.”

Discover Well-Connected Woolwich

“Woolwich has been growing in popularity in recent years and the key reason for this has been the trickle effect of buyers who want to live within arm’s reach of Greenwich [home to the world-class O2 Arena] without paying the price tag,” says Marc. “Woolwich certainly allows them to do this and, having seen extensive development in recent years, it’s now become a key destination for those who are searching south of the river but want to remain close to the City for work.” 

Indeed, the recent Elizabeth Line station at Woolwich connects you to Canary Wharf in 8 minutes and there’s also a choice of National Rail and DLR stations. Or if you prefer to travel by boat, it has its own Uber Boats Thames Clipper Pier.

The crowning glory of this coveted slice of SE London is undoubtedly Royal Arsenal Riverside – taking its name from the historic munitions factory and occupying a prime position along the River Thames – which combines brilliant waterside views with a hub of retail, leisure and community facilities, including a Gail’s Bakery, Starbucks, two pubs, doctor’s surgery and wellness club.

And for culture you don’t need to venture far as Royal Arsenal Riverside is home to the immersive world-renowned theatre production company, Punchdrunk, and the Woolwich Works creative district. Just call it the new South Bank.

Enjoy the Best of all Worlds in Canary Wharf

“Canary Wharf has become a prime London neighbourhood in its own right, and not only does it benefit from outstanding new developments, but the transport links to the City and the rest of London are impeccable,” explains Marc.

“What’s more, it boasts a range of top amenities, whether it’s the retail offering or wealth of bars and restaurants. But above all else, it’s a wholly unique area with waterside living merged with the historic fabric of the London dockyards,” says Marc.

One such development is South Quay Plaza (SQP), which combines the hustle and bustle of city living with the peace and tranquillity of green spaces in one place. It’s just a 5-minute walk to the DLR and Jubilee and Elizabeth Lines. And residents of SQP get exclusive access to The Quay Club, where you can enjoy an unrivalled range of hotel-style facilities. Residents benefit from a stunning pool and spa, state-of-the-art gyms, screening room, private dining areas, workspaces, 56th floor bar and terrace, as well as outdoor hot tub and a karaoke room.

Better still, the quarter has been designed by renowned architects Foster + Partners with a focus on sustainable living and includes one of the tallest residential buildings in Europe. A draw for investors and residents alike.

“It has everything a young professional needs, and we see many foreign buyers being drawn to the area for the ability to walk to work, come home to an on-site gym and have the support of a concierge at night,” says Marc.

Live Connected in East London

Located in the sweet spot between the City, Canary Wharf and Stratford in Zone 2, it’s surprising that West Ham hasn’t been a hot ticket any sooner. The area benefits from five key transport links, providing quick connections to central London and beyond, including London City Airport just 10 minutes away. Stratford is only 3 minutes away, and Canary Wharf is 7 minutes away. 

TwelveTrees Park is a remarkable 22-year regeneration project in West Ham, designed by the award-winning architect Patel Taylor. Residents will benefit from a new station entrance expected in 2027 and will have access to 12 acres of new green space, along with a variety of restaurants, bars and cafés. Exceptional amenities include a state-of-the-art gym, 24-hour concierge, screening room, and dedicated residents’ and business lounges. Education is at your fingertips here, with a new science school on-site and some of London’s top universities just 7 minutes away.

For investors, the figures speak for themselves: with estimated yields of up to 6.3% [3]. And according to Dataloft, it is 29% better value than areas with a similar commute time to The City [4]. Evergreen Point is ready to move into this summer, featuring the first collection of suites, 1, 2 and 3-bedroom apartments, with 90% sold.

Uncover the Allure of Camden

NW1 is a vibrant tapestry of charming neighbourhoods, seamlessly blending lively markets, chic high streets and expansive green spaces. Camden, in particular, has long been a cultural epicentre, attracting musical legends like Coldplay, Amy Winehouse and The Clash.

The grandeur of Regent’s Park and the laid-back atmosphere of Primrose Hill offer breathtaking views of the skyline, while tranquil canal pathways provide a peaceful escape. Camden’s rich history is reflected in the harmonious mix of dynamic streets and serene retreats, where nature, culture and urban sophistication converge.

As well as being a creative hub for the arts, media and fashion, NW1 is now home to many high-growth industries in bio-medicine, tech and professional services, with Camden ranked among the top three London boroughs poised for economic growth between 2023-28 [5].

“Camden’s roaring popularity may have caused property values to follow suit, but it remains one of the most sought-after areas of the capital despite this,” explains Marc. “The borough is the go-to for those searching for a more alternative lifestyle and Camden has become a melting pot of culture and diversity. Of course, it also boasts close proximity to Regent’s Park, and while the pandemic is long behind us, buyers are still valuing access to outdoor space. We’re seeing Camden being considered over traditional hotspots such as Hampstead.”

Offering the best of both worlds is Camden Goods Yard, an eight-acre destination neighbourhood that combines the energy of Camden with the tranquillity of Regent’s Park, featuring striking architecture, vibrant public spaces, a farm-to-fork rooftop restaurant and seamless connections – Chalk Farm, Camden Road, Camden Town and King’s Cross St. Pancras stations are a stone’s throw.

According to CBRE’s Hot 100, the local population is projected to grow by 4% between 2023 and 2028 [6], meaning Camden will be an even hotter spot with limited availability of land for development and property value appreciation.

Hang Out in Hip Hornsey

Hornsey has got all the open green space you’d expect of a North London suburb but with the bustling pubs and quirky shops more characteristic of inner-city living. No wonder it’s enjoying something of a renaissance thanks to the flocking of a decidedly cool crowd. And, of course, it has the iconic Alexandra Palace – now a vibrant music and events venue – and 200-acre Alexandra Park.

Just a mile from fashionable Crouch End, Alexandra Gate includes 2.5 acres of landscaped gardens with water features, 16m-swimming pool, 24-hour concierge, flexible workspaces and even private roof terraces. In time, there’ll also be a central market square with restaurants, coffee shops, creative workspaces and a grocery store, convenient for residents within its 1,700 stylish apartments.

What’s more Alexandra Gate is just 10 minutes travel time to King’s Cross tech hub – home to Google and Facebook [7]. Investing? It’s a numbers game: 20.7% and 16.1% are forecast for rental and sales growth respectively in the next three years [8].

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Disclaimers

[1] Savills Research, 2024, Grand Union Investor Guide, 2024
[2] Travel Times: Google Maps
[3] TwelveTrees Park Fact Sheet
[4] Information sourced from Dataloft 2024: TwelveTrees Park Fact Sheet
[5] Oxford Economics via CBRE’s Hot 100, 2024 
[6] Experian via CBRE’s Hot 100, 2024 (% growth rounded to one decimal place); Camden Goods Yard, Investment Guide
[7] Dataloft (PriceHubble), TfL: Alexandra Gate Dataloft (Price Hubble) Report 2024
[8] Dataloft (PriceHubble), HomeLet, JLL, Savills, Knight Frank: Alexandra Gate Dataloft (Price Hubble) Report 2024