Prime Perspectives
Surrey
Connecting London to the Country
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Surrey has long been considered London’s most natural extension. Just an hour from the capital, the county offers leafy private estates, outstanding schools, and a lifestyle that continues to attract London buyers in search of more space without losing touch with the city. While LonRes may be synonymous with London property, our country offering is a cornerstone of our business, providing country agents unrivalled exposure to serious London buyers, while London agents can better serve clients searching beyond the capital.
In this Prime Perspectives feature, we bring together local market intelligence with insights from leading Surrey agents to reveal how the region is performing — and why collaboration across the London–country divide is essential.
For this edition, we were joined by:
Theo James-Wright, Director at Blue Book Agency
Alex Collins, Director – Country Sales at Sotheby’s International Realty (UK)
Trevor Kearney, Founder & CEO at The Private Office: Real Estate
Ed Boden, Head of Residential Sales, Guildford at Savills
James Wyatt, Director at Barton Wyatt
The Market Backdrop
The Surrey market, while not immune to wider economic headwinds, has shown resilience. Ed Boden, who recently moved to Guildford from London noted:
“Agreed sales in Guildford are 25% up on last year – other offices in the surrounding area are struggling a bit, most of them are down in terms of agreed sales. It’s very much a two-lane market.”
Agents agree that price sensitivity is at the heart of today’s market. As Alex Collins, Director of Country Sales at Sotheby’s International Realty, notes:
“Gone are the days of trying a higher price to test the market. It’s about getting the price right from the start — that’s the only way to generate viewings and offers.”
What Buyers Want
Surrey’s appeal is rooted in lifestyle — more space, gardens, and amenities not typically found in London. Turnkey homes are proving appealing for buyers in the current market, as Theo James-Wright, Director at Blue Book, highlights:
“The cost of borrowing and building works has pushed buyers towards turnkey properties. If a house is well-maintained and ready to move into, it excites people far more than a renovation project.”
Buyers are increasingly looking for features that enhance both lifestyle and year-round usability. Swimming pools, gyms, and tennis courts remain desirable, with Trevor Kearney noting a particular amenity which has had a recent and rapid rise in popularity:
“If I could find a house with a padel court, I’d sell them all today. It’s the real USP right now.”
For families moving out of London, access to Surrey’s world-class schools remains a driving force, alongside the acres of private green space and proximity to London for work and leisure.
The London Connection
Despite the slowdown in migration compared to the pandemic years, the flow of buyers from London into Surrey remains steady. Alex Collins confirms that the “A3 migration” is still a defining feature of the market, particularly for families moving from Chelsea, Knightsbridge, and Richmond into private estates in North Surrey.
This enduring link between London and Surrey underlines the importance of collaboration across the two markets — and the critical role LonRes plays in facilitating it.
"LonRes plays such a key role. We have a huge section of our market who moved down from London, and we've coined them as DFLs, down from London. They prop up the Surrey market…even more so in the last five years” - Ed Boden, Head of Residential Sales, Guildford at Savills.
Advice for the Next Generation of Agents
One recurring theme in our conversations was advice for those entering — or aspiring to enter — the property industry. Despite varied backgrounds, each of Surrey’s leading agents highlighted the importance of hard work, experience, and adaptability.
Ed Boden, Savills, highlights resilience:
“It’s 99.9% rejection in this job. You need to wear it like a badge of honour — and keep going.”
For James Wyatt of Barton Wyatt, the fundamentals never change:
“It comes down to hard work. My family has been in agency for generations, and the lesson passed down is simple: there are no shortcuts.”
And Trevor Kearney, The Private Office, believes adaptability is key:
“The market changes constantly. The best agents are those who can cut through the noise, focus on clients, and keep delivering results.”
Collectively, their advice underscores a simple truth: success in agency relies on experience, persistence, and collaboration.
Collaboration & the Role of LonRes
Across Surrey, agents agree that maximum exposure is essential in today’s market. Off-market strategies have become less effective, and collaboration between agents is increasingly vital.
As Trevor Kearney puts it:
“To not have LonRes is like putting one hand behind your back. It works. We list properties on LonRes and get real, active enquiries ”
For James Wyatt, the collaborative model echoes what international buyers are used to:
“ I can think of a couple of really amazing deals through LonRes, one in particular made us £600,000. We’re better off sharing commission than fighting against each other.”
With demand from London still underpinning the home counties market, LonRes provides the bridge — enabling country agents to reach buyers they might otherwise miss and offering London agents access to Surrey homes that fit their clients’ needs.
