It is easy to understand why London families are moving to Ashdown Forest in Sussex, as the trend continues to increase year after year.
Over the last few years, Nick Scaramanga, Rowallan’s Buying Agent covering East Sussex and Kent, has noticed a significant shift in the conversations he has with buyers. Whilst Surrey villages such as Cobham, Oxshott and East Horsley remain highly desirable, increasing numbers of his clients are widening their searches and looking further south.
Find out below why London families are moving to Ashdown Forest, by Nick Scaramanga.
For many buyers, this is not simply about finding a larger house. It is about creating a different lifestyle. Families are seeking more space, access to excellent schools, beautiful countryside, a stronger sense of community and the opportunity to enjoy a better balance between work and family life.
As a buying agent working across Sussex, Surrey and Kent, we have spent considerable time helping clients explore the villages surrounding Ashdown Forest. What often starts as curiosity quickly turns into enthusiasm once buyers experience the area for themselves.
Why Ashdown Forest Has Become So Popular
Ashdown Forest is one of the most beautiful landscapes in the South East of England.
Covering more than 6,500 acres of protected heathland and woodland, it provides a remarkable setting for family life. Unlike many parts of the South East, there is a genuine sense of space. When walking across the forest, it is often difficult to believe that central London is little more than an hour away.
For buyers who have spent years living in London, the contrast can be transformative.
Children have access to open countryside, families can enjoy outdoor activities throughout the year and homeowners benefit from an environment that feels both peaceful and connected.
It is therefore no surprise that this is why London families are moving to Ashdown Forest and frequently describe the lifestyle as the primary reason for relocating.
Useful information about the forest itself can be found here
What I Am Seeing as a Buying Agent
One of the advantages of working exclusively for buyers is that I often identify trends before they become widely recognised.
Over the past three years, I’ve noticed more buyers showing interest in areas beyond just Surrey or South West London. Since I spent my 20s living and working in South West London, I genuinely find it hard to imagine moving anywhere else but near Ashdown Forest; it’s truly a special place to me.
Many families who initially contact me are looking at Cobham, Esher or Guildford. However, once we begin discussing priorities such as schools, gardens, privacy, countryside access and value for money, Ashdown Forest increasingly enters the conversation.
In many cases, the area ultimately becomes their preferred choice.
Honestly, this is why London families are moving to Ashdown Forest, and this is not a temporary trend. It reflects a genuine shift in how affluent families are prioritising their lifestyles.
More House for Your Money
One of the most obvious attractions is value.
Property values around Ashdown Forest are by no means inexpensive. However, when compared with many prime London locations, buyers often achieve considerably more for their budget.
A family spending £2 million in London may secure a well presented house with a modest garden.
That same budget around Ashdown Forest can often provide:
- A substantial detached family home
- Several acres of land
- Home office accommodation
- Swimming pool potential
- Outstanding views
- Direct access to the countryside
Another reason why London families are moving to Ashdown Forest is because this additional space is particularly attractive to many who have become accustomed to spending more time at home and increasingly value flexible living arrangements.
Forest Row: The Village That Captures Attention
One village that consistently attracts interest is Forest Row.
Located on the northern edge of Ashdown Forest, Forest Row combines village charm with a vibrant and independent atmosphere.
Unlike some commuter settlements, Forest Row has retained a strong sense of identity. Independent shops, cafés, restaurants and local businesses create a thriving village centre.
There is also a strong sense of community, something many buyers tell me they feel has become increasingly important.
Forest Row offers the ideal balance between countryside living and everyday convenience, which is why London families are moving to Ashdown Forest.
Property ranges from charming period cottages to substantial family homes, many situated within walking distance of both the village and the forest itself.
East Grinstead: Practicality Meets Lifestyle
Whilst Forest Row often attracts attention for its character, East Grinstead appeals for slightly different reasons.
The town provides excellent amenities, extensive shopping facilities, healthcare services and direct rail connections to London.
The broad medieval street forms part of a conservation area and is renowned for its remarkable collection of timber-framed Tudor and medieval buildings, creating one of the longest continuous runs of historic timber-framed properties in England. Today, the High Street combines historic character with modern life, offering visitors a chance to experience centuries of architecture, local history and independent businesses in the heart of the High Weald
For buyers who still need occasional access to the capital, East Grinstead offers a highly practical solution.
The town also benefits from excellent access to Gatwick Airport, making it particularly attractive to international travellers and business professionals.
The reasons why London families are moving to Ashdown Forest and ultimately choose East Grinstead are that it combines convenience with proximity to the countryside.
Further information about local transport can be found here.
The Villages That Deserve More Attention
One of the joys of searching around Ashdown Forest is the variety of villages available.
Each offers a different lifestyle.
Village
Forest Row
Hartfield
Colemans Hatch
West Hoathly
Cowden
East Grinstead
Particularly Suited To
Community, schools and village life
Character and countryside
Privacy and direct forest access
Period property and village charm
Commuting and rural living
Convenience and transport links
Hartfield
Hartfield is perhaps best known for its association with Winnie the Pooh, but it offers much more than literary history.
The village combines attractive architecture, a welcoming community and beautiful surroundings.
Colemans Hatch
For buyers seeking privacy, Colemans Hatch is often one of the most desirable locations in the area.
Many properties enjoy immediate access to the forest and some of the finest views in Sussex.
West Hoathly
West Hoathly offers an abundance of period character and a quintessential English village atmosphere.
It remains one of the hidden gems of the region.
Cowden
Situated just across the Kent border, Cowden attracts buyers seeking a rural environment whilst maintaining access to London.
Collectively, these villages help explain the continued growth in why London families are moving to Ashdown Forest.
Schools Continue to Drive Demand
For many families, schools remain the single most important factor influencing their search.
The Ashdown Forest area benefits from access to some of the most respected independent schools in the South East.
Michael Hall School
Located in Forest Row, Michael Hall is one of the most established Steiner schools in the UK and attracts families from across the world seeking a distinctive educational approach.
Brambletye School
Brambletye has developed an outstanding reputation as a leading preparatory school and remains highly sought after.
Ardingly College
Ardingly College offers excellent academic results, strong sporting facilities and a broad curriculum.
Worth School
Worth School continues to attract families from across the UK and internationally due to its strong academic reputation and impressive campus.
https://www.worthschool.org.uk
The quality of education available locally is undoubtedly one of the principal reasons why London families are moving to Ashdown Forest.
For school inspection information:
The Rise of Flexible Working
Remote and hybrid working have fundamentally changed buyer behaviour.
Ten years ago, many families would have prioritised commuting times above almost everything else.
Today, many professionals travel into London only once or twice each week.
This flexibility has opened up locations that previously would not have been considered.
As a result, this is why London families are moving to Ashdown Forest and the surrounding area and are increasingly willing to prioritise lifestyle over daily proximity to the office.
The Importance of Off-Market Opportunities
One aspect of the local market that often surprises buyers is the volume of off-market activity.
Many of the most attractive homes around Ashdown Forest never appear on the major property portals.
Owners frequently prefer discretion, particularly when dealing with higher value properties.
As a buying agent, one of my roles is to ensure clients gain access to these opportunities whenever possible. I have the advantage of having worked for a leading estate agency for 20+ years and have therefore bought and sold many of the most desirable homes already.
For buyers relocating from London, this can provide a significant advantage.
More information can be found here.
Why Many Buyers Choose to Use a Buying Agent
Relocating to a new area is about much more than identifying available properties.
Understanding villages, schools, transport links, planning issues and relative value requires local knowledge and experience.
A buying agent can help buyers avoid costly mistakes whilst ensuring they focus on the locations most suited to their requirements, which is why London families are moving to the Ashdown Forest area. Using a buying agent’s guidance can significantly reduce both stress and search times.
You can learn more about the benefits of using a buying agent here
My Final Thoughts
For buyers seeking beautiful countryside, excellent schools, larger homes, a strong sense of community and access to London when required, Ashdown Forest represents one of the most compelling relocation destinations in the South East.
Having helped numerous clients explore the area, I have seen first-hand why demand continues to grow.
From Forest Row and Hartfield to Colemans Hatch, West Hoathly, Cowden and East Grinstead, there is a remarkable variety of lifestyle opportunities available.
It is therefore easy to understand why London families are moving to Ashdown Forest, choose to make the move, and why even more are likely to follow in the years ahead.
This is why London families are moving to Ashdown Forest and this trend is only just getting started.
Why London Families are moving to Ashdown Forest