Brick by brick: Camilla Dell on how to find your next luxury home

Looking to buy your next home in Prime Central London? Camilla Dell, founder and managing partner of award-winning Black Brick Property Solutions, is an expert in finding the perfect properties for her high-net-worth clients.

Here, Camilla shares her top tips when searching for your dream home or next investment

Homes with no outside space

Between home working trends and record- busting heatwaves, outside space has never been more important to buyers and is often top of their wish lists. Whether a balcony, private garden or communal space, a property with outside space always makes for a better investment. After recently securing a new home for a client, they also asked us to help sell a central London apartment they owned. As it had no outside space, no study or work from home space, we advised the client to hang onto their property until better market conditions return.

Ex-rental apartments

Since the pandemic, and with an increase in challenging legislation combined with tax changes for landlords, the market has been flooded with ex-rental apartments as private landlords exit the buy-to-let market. Despite seeming cost-effective, make sure to do your research. Some ex-rental proerties often come with a warning, such as cladding issues, lack of outside space, distance from a park or green space, limited transport links, or a high density of apartments in the immediate surrounding area. This type of property often sits on the market for a long time, with no sign of a buyer.

Unmodernised properties

While a ‘strip it back and start again’ project can look like a fun and fulfilling exercise, it may not be a cost-effective decision. In sought-after areas like Notting Hill, there is little price difference between an unmodernised property versus a ready to move in property. With high build costs now the norm, it’s crucial to run the numbers and get specialist advice if you intend to make changes to a property before making an offer – it’s no good buying a property thinking you can dig a basement or knock down a wall, only to find out you can’t. Even small changes that seem relatively straightforward can be prohibited in some leases. It’s always best to take specialist advice before submitting your offer on an unmodernised property.

When transport is a negative

Imagine this – you’re viewing a property, you love it; you can picture your family gathered around the dining table for supper. Then, you hear a distant rumble, glasses trembling in the cupboard until, as quickly as it’s arrived, it’s gone. Train or tube affected property is a big no. Even if the house itself is the idyll you were after, close transport lines will seriously impact the property’s value and future saleability.

Amazingly, estate agents don’t have to state whether a property is train or tube affected. A good tip is to have a look at where underground lines on a map run, and then check the position of the property relative to the tube line. It’s also a good idea to visit the property at different times of day. A recent client visited a property in the early evening only to find the area was overcrowded as people travelled home at rush hour. When considering a new purchase, it’s important to familiarise yourself with the area around the property.

Properties with a low EPC rating

A property’s EPC rating is of vital importance, and will be even more relevant for rental investments from 2025, as all newly rented properties will be required to have a certification rating of C or above by 2028. Our advice for any new entrants to the buy-to-let market is to look for properties with an appropriate rating, as the cost to reduce a property’s EPC rating can be significant.

The sound of the continental lifestyle

London is a cosmopolitan hub, which is one reason it is beloved by so many. But, with the taste for outdoor living increasing, and al fresco restaurants now gracing our pavements, purchasing a property on or near a high street could be a recipe for disaster. The sound of revellers making merry into the night could be a long-term issue to consider, so it is important to visit at peak hours to understand the surroundings.

Service charges and amenities

As Prime Central London developments get ever more luxurious, service charges have been mounting year-on-year. These charges tend to reflect the quality of the buildings and the amenities on offer, but it’s worth considering the impact inflation can have on the annual charge. If you’re buying property as an investment, take note of the service charge before buying – as this is a cost that you, the landlord, will have to bear. Parking

Though living in Central London offers the benefit of public transport on your doorstep, the freedom of owning your own vehicle still rings true for many buyers. But limited properties offer garages or private spaces, so parking should be high on the list of non-negotiables if this is important to you. With electric cars on the rise, It’s also worth looking at where your nearest charging points are.

Take your time to seek perfection

London is a long-term investment, with the cost of buying property rising significantly over the past decade. To see meaningful capital appreciation, you must take a long-term view of five years plus. In the words of writer and Holborn resident Dr Samuel Johnson, “There is in London all that life can afford”. Investing your time, as well as your pennies, is the way to succeed in this exciting city. Above all, always take specialist advice and remember that the estate agent doesn’t work for the buyer.

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