Last month, former culture secretary Nadine Dorries wrote in the Daily Mail about the ‘pain’ she had experienced downsizing from her six-bedroom house to her new, smaller home; a ‘lovely, honey-stoned cottage’ in one of the Cotswolds’ prettiest villages. ‘It’s a process that many of us must face as we age,’ she said.
Indeed, evidence suggests that an increasing number of Britons are considering downsizing this year, against a backdrop of pressures such as mounting living costs, mortgage pressures and a need to release equity in their homes.
Some older homeowners use downsizing to lower inheritance tax obligations, others to free up money in retirement – especially when children have flown the nest.
Research by Hamptons last year indicated that people downsizing continues to represent the largest buyer group in Great Britain, accounting for 37 per cent of all homebuyers.
Yorkshire Building Society, collecting data from 1,000 adults last year, found that around 50 per cent of homeowners would consider downsizing within two years if there was a government-backed scheme with support.
The process can be stressful, but the reward great. Starting a new chapter in – one hopes – pleasant new surroundings, without the myriad costs and maintenance issues demanded by larger properties.
But there’s not only the mighty adjustment to living in a completely new property to contend with when downsizing.
The costs of downsizing such as estate agents, solicitors/conveyancing, survey and removal fees and stamp duty must be taken into account – along with the often painful process of disposing of formerly prized possessions.
But should you take the plunge? Where to downsize? Speaking to experts, we’ve come up with some of the best places to decamp to around the UK.
Stratford-upon-Avon, Warwickshire
Home to the Royal Shakespeare company and theatre (pictured) Stratford-upon-Avon is a great choice for movers – particularly for keen theatre-goers
Home to the Royal Shakespeare Company, Stratford-upon-Avon is a great choice – particularly for keen theatre-goers. It is a very walkable city, with good pubs and restaurants within easy reach of the centre, and there is also a lovely river for long tranquil walks. With so much going on, you never feel you’re in the sticks.
‘Stratford upon Avon has always drawn a lot of downsizer interest, principally due to its geography,’ says Hamish Scott at Hamptons. ‘Many downsizers are looking to move closer to where their children or grandchildren have settled and who may all be scattered around the UK. Stratford has the advantage of being within two hours of London, Manchester, Bristol, Bath and Liverpool, and is not far from the Cotswolds – but better value for money. The average sale price is about £400,000.’
Buy it: This Grade II-listed, 17th-century, four-bedroom house combines period charm with modern comfort in one of the oldest parts of Wellesbourne, five miles from Stratford-Upon-Avon. Available with Hamptons from £800,000 (hamptons.co.uk).
Ayr, South Ayrshire, Scotland
There are numerous castles and other monuments in the vicinity of Ayr to discover
While some may feel that recent property developments and less attractive housing in places have detracted slightly from the charm of this town on the south west coast of Scotland, it still has lots going for it.
It enjoys excellent connections to Glasgow and its airport, and there’s a busy calendar of live events including music and theatre at the Gaiety Theatre. The Citadel Leisure Centre has plenty of facilities and classes for keeping fit, and there are plenty of shops, eateries and other amenities.
Ayr boasts a long sandy beach and esplanade, and is a great base for exploring the wider region’s coastline, islands such as Arran and Bute, and pursuing outdoor activities such as cycling and hiking. It has attractive estate parks including the Rozelle and Belleisle. Being the birthplace of Robert the Bruce and having a rich history, there are also numerous castles and other monuments in the vicinity to discover.
Buy it: This well-presented, two-bedroom ground floor flat l enjoys attractive seaside views and just a short stroll from the beach, town centre, and local amenities. Available with Donald Ross Residential from £110,000 (donaldross.co.uk).
Selsey, West Sussex
‘What I adore most is that Selsey still has that lovely old-fashioned seaside feel – a bit nostalgic,’ says Elizabeth Harvey, who downsized there 18 years ago
Selsey is very much a downsizer location. The lifestyle, community and property stock, with plenty of bungalows and cottages available, all lend themselves perfectly to those in the latter part of life. Nearby Chichester’s theatres also provide a thriving cultural scene.
‘What I adore most is that Selsey still has that lovely old-fashioned seaside feel – a bit nostalgic,’ says Elizabeth Harvey, who downsized there 18 years ago. ‘And the friendliness! It’s such an outdoorsy place that you end up chatting to people all the time. Everyone says hello. Having lived in the south east most of my life, that sort of warmth is surprisingly rare, and it makes such a difference.
‘We’re also surrounded by gorgeous villages and towns – Bosham, Sidlesham, the Witterings, Fishbourne, each with its own charm. It’s impossible to get bored exploring around here.
Bradley Harris, at Hamptons in Chichester, says: ‘Selsey offers a relaxed seaside lifestyle but with connectivity to nearby Chichester. Although it sits on a peninsula and can appear quite cut off, the frequent bus service, running every 20 minutes, links the whole town and surrounding villages to Chichester.
‘Many people to downsize to Selsey have first bought a second home there, before eventually making it their primary residence. Compared with other parts of the Manhood Peninsula, Selsey often represents better value too – making it an appealing choice for those seeking coastal living without the premium price tag, like nearby West Witting for example.”
Buy it: This fantastically characterful 17th-century, Grade II-listed three-bed thatched cottage in the centre of Selsey is available with Hamptons from £550,000 (hamptons.co.uk).
Donaghadee, County Down, Northern Ireland
Donaghadee has plenty of independent shops, restaurants, cafes and bars, good walks, fishing and cycling
Just 18 miles from Belfast (so you can easily get your city fix), this small, historic town, is very popular with downsizers. There are plenty of independent shops, restaurants, cafes and bars, good walks, fishing and cycling, as well as thriving rowing, swimming and sailing groups for the more energetic.
However, there is no train service, so without a car (35-minute drive to Belfast) you would need to get a bus to Bangor to get a Belfast train. You can fly to London from Belfast Airport in 85 minutes.
Buy it: This colourful one-bed, end-of-terrace house in the heart of town boasts excellent views of the Irish see. Available with John Minnis from £129,950 (johnminnis.co.uk).
Exeter, Devon
Exeter was ranked as the UK’s top for downsizers due its more manageable size, and good mix of accessible amenities and healthcare
A 2023 survey by Which? ranked this cathedral city the UK’s top for downsizers due its more manageable size, and good mix of accessible amenities and healthcare – offering a high quality of life all round.
Comparatively affordable for the South-West, it has decent parks and great proximity to nature, with Dartmoor and beaches nearby.
‘Exeter is a vibrant yet compact city, ideal for those who enjoy walkable living, alongside easy access to the countryside, with Dartmoor and Devon coastline close by,’ says Nick Jane at Savills Exeter office.
‘Excellent transport links include direct trains to London in just over two hours and access to the M5. Offering strong value for money, the city also benefits from an improved shopping and cultural scene centred around Princesshay Shopping Centre and the Exeter Cathedral Green where seasonal events take place.’
Buy it: This spacious, four-bedroom home in Thorverton, a popular village outside the city centre, is available with Savills from £800,000 (savills.com).
Daventry, Northamptonshire
Daventry provides a good balance for its residents, with a rural feel as well as an array of facilities
Northamptonshire is often overlooked by downsizers, and indeed many more general property buyers. However, it has beautiful rolling countryside, historic charm, and villages on a par with those in the Cotswolds – but with fewer tourists and a considerably smaller price tag.
Transport links to London are good, and there are three airports within a two-hour drive on average. Daventry provides a good balance for its residents, with a rural feel as well as an array of facilities, such as a leisure centre, multiplex cinema, independent shops, cafes and restaurants.
The attractive market town has an historic centre with 17th century buildings, as well as easy access to the countryside and walks along the Grand Union Canal. The M1, M6 and A5 are all within close reach.
Buy it: Situated within an over-55s’ development, this two-bedroom bungalow has doors from the lounge leading to the large patio, with communal gardens beyond. Available with Stonhills from £199,950 (stonhills.co.uk).
Denbigh, North Wales
According to research from estate agents Hamptons, Denbighshire in north-east Wales has become a popular downsize location. The historic market town offers affordable housing – a mixture of period cottages, modern homes and countryside retreats – and a good range of amenities in an attractive historic setting. The area does have issues with flooding, though, so any planned property purchase should be fully and carefully researched. Seaside resorts Rhyl and Prestatyn are also nearby.
Buy it: Built into the town walls, this end-of-terrace, one-bed cottage is within walking distance of Denbigh’s centre, as well as its castle. Available with Williams Estates from £95,000 (williamsestates.com).
Mudeford, Dorset
With award-winning beaches and picturesque Mudeford Spit, this Dorset town is another great option for downsizers
According to Winkworth agent Gareth Bowden, Mudeford on the Dorset coast is another great choice for those looking to downsize or retire.
‘Around 30 per cent of our buyers are downsizing, based on those relocating to the area for retirement and those also looking to downsize within the local area,” he says. ‘Grandchildren love to go crab fishing at Mudeford Quay and there is a lovely multi-generational feel to the place.’
With award-winning beaches and picturesque Mudeford quay, the village is a couple of miles from the historic market town of Christchurch, home to an 11th-century priory, town quay, coffee shops and restaurants. The average house price in Mudeford is in the region of £500,000, and there is a wide range of properties available from bungalows and houses to chalets and flats. Christchurch train station has fast trains to London Waterloo, Bournemouth and Southampton.
Buy it: This three-bedroom chalet bungalow has a ground-floor bedroom and bathroom for any with mobility issues, as well as a low-maintenance garden. Available with Winkworth from £699,950 (winkworth.co.uk).
Stirling, Stirling and Falkirk, Scotland
Stirling has a rich history with historical monuments such as Stirling Castle
This small city in central Scotland offers relative affordability its neighbours, Glasgow and Edinburgh, and a rich history with historical monuments such as Stirling Castle and the Wallace Monument. It has all the local shops, eateries and amenities you may need, without being an overwhelmingly big city.
Its excellent central location with good transport links does not only mean easy access to cities like Glasgow (26 miles away) and Edinburgh (36 miles away) and other parts of Scotland, but as the ‘Gateway to the Highlands’, the mountains are close by too.
However, it is important to research neighbourhoods thoroughly as there are pockets of deprivation, such as parts of Raploch.
Buy it: Set within a development for those aged 55+, this two-bedroom, purpose-built first-floor flat is available with Clyde Property from £150,000 (clydeproperty.co.uk).
If you have a big enough wallet, Wimbledon has long been a popular location for downsizers – and not just tennis fans
Wimbledon, south-west London
If you have a big enough wallet, Wimbledon has long been a popular location for downsizers – and not just tennis fans. It makes central London straightforward without sacrificing a leafy, neighbourly feel. With handsome, well‑proportioned homes and a genuinely active community, the town offers plenty of housing pockets from £1m to £2m, Wimbledon Park from £2m to £4m and Wimbledon Village from £4m to £20m.
‘Wimbledon blends village charm with superb connections,’ says Christopher Burton, Head of Wimbledon Sales at Knight Frank. ‘It has recently been ranked the best high street in the country by Knight Frank. It offers premium health, leisure and dining options and is the only station in London with train, tram, tube and Thameslink, with a direct link to Eurostar. It is just 19 minutes to Waterloo. In terms of cultural offerings we have the New Wimbledon Theatre, Wimbledon Quarter and of course the tennis.’
Buy it: This three-bedroom house blends timeless character with contemporary living, and is available with Knight Franks for £825,000 (knightfrank.co.uk).
Llandrillo-Yn-Rhos has coastal beauty, friendly community – but can get busy in the summer
Llandrillo-Yn-Rhos, Conwy, Wales
With its reasonable property prices, coastal beauty, friendly community, and proximity to amenities in the larger seaside town of Colwyn Bay, it’s no surprise that Llandrillo-Yn-Rhos (also known as Rhos-on-Sea) is popular with downsizers.
Snowdonia is in close proximity, making it a great base for keen walkers or cyclists, and the coast offers numerous watersports. There’s a good choice of independent shops, cafes, bars and restaurants too. However, it does get busy in summer, and the health provision in the area could be better.
Buy it: In a development for the over-60s, this one-bedroom ground-floor apartment is set within communal gardens, and is in walking distance of shops, a bus stop and a doctor’s surgery. Available with Fletcher and Poole from £74,950 (fletcherpoole.com).
Salisbury offers excellent value for money, with a range of properties to tempt including detached bungalows within the centre or stunning apartments close to the water’s edge
Salisbury, Wiltshire
Known as ‘The City in the Countryside’, Salisbury has always been a strong draw for downsizers, with a rich history encapsulated by its medieval cathedral. The city itself is compact, but still offers myriad attractions for more active downsizers, including a range of recognised retail brands, independent shops, and a direct trainline to Waterloo.
‘You also never feel far from the countryside, with the New Forest National Park close by, and even in the city centre itself you can amble across the water meadows made famous by Constable, whilst watching otters and kingfishers, but still walk back for lunch,’ says Chris Husson Martin at Hamptons Salisbury.
‘It offers excellent value for money, with a range of properties to tempt including detached bungalows within the centre or stunning apartments close to the waters edge. All of this but you can still be in London in 85 minutes on the train, or Bournemouth and Southampton airports are both within a 40 minute drive, if you fancy a quick flit to warmer climes.’
Buy it: With two reception rooms and a roof terrace, this three-bed flat within Grade II-listed building Harcourt Manor is available with Hamptons from £725,000 (hamptons.co.uk).
Alnwick offers an enticing mix of historic charm, strong community and good amenities with natural beauty all around
Alnwick, Northumberland
Northumberland is one of Britain’s most beautiful, unspoilt counties – as well as one of its most overlooked. Alnwick offers an enticing mix of historic charm, strong community, and good amenities with natural beauty all around.
This popular market town is home to Barter Books, one of Europe’s biggest second-hand bookstores, located in a Victorian railway station, while the Alnwick Playhouse is a vibrant cultural hub. The high street has charming independent shops, cafes, boutiques and there are regular markets, festivals, fairs and other events.
The River Aln meanders through the town, and as well as peaceful riverside walks, both the stunning coastline and Northumberland National Park are easily accessible.
Buy it: This three-bedroom house, close to the centre of time, is available with Rook Matthews Sayer from £155,000 (rookmatthewssayer.co.uk).
Essex has some lovely villages and towns, including Rayleigh, also with great train links to London
Rayleigh, Essex
Essex is sometimes unfairly dismissed for its less attractive parts, such as Tilbury, Harlow and Basildon – but it has some lovely villages and towns too. Essex is generally a considerably more affordable Home County when compared with the likes of Kent and Surrey, and rather less crowded too. It has great train links to London, too.
The historic market town of Rayleigh offers a good mix of amenities, green space, and history, as well as excellent train links to London (45 minutes) and bus services to Chelmsford. The high street boasts a number of independent shops, cafes, pubs and restaurants, and the weekly market date back to 1181. However, the traffic can be heavy at times.
Buy it: Available exclusively for those aged 55 or over, this two-bedroom retirement flat is conveniently located, with excellent public transport links, local amenities, and tranquil nearby parks, providing a perfect blend of city life and peaceful retreat. Available with Abbotts from £190,000 (abbotts.co.uk).
In the centre of the vibrant city of Cambridge is a bustling market
Cambridge
Vibrant Cambridge has long been popular with downsizers, and is particularly attractive to older homebuyers looking to move from the countryside – and keep easy access to it. With a city base, Cambridge also provides better access to health facilities as well as other amenities.
‘Cambridge is a highly desirable place to live, blending a beautiful historic core with modern amenities,’ says Ed Meyer at Savills Cambridge. ‘The city has a buzzing independent food and shopping scene, and excellent cycling and public transport links, including fast rail connections to London. Cultural life is vibrant, with live music, theatre, local gigs, and the recent addition of an Everyman Cinema, all contributing to an exceptional lifestyle.’
Buy it: This contemporary, one-bed apartment in the city centre is available with Savills from £345,000 (savills.com).
West Monkseaton has become a focus of downsizers due to its proximity to both lively Newcastle and Tynemouth
West Monkseaton, Tyne and Wear
This town has become a focus of downsizers due to its proximity to both lively Newcastle and Tynemouth, beautiful beaches on the northeast coast, a strong community feel and a good range of local amenities. Property prices are attractive, and there’s good health provision with the North Tyneside General Hospital just a short drive away.
Transport connections are good too, with the Tyne and Wear Metro line providing regular, fast access to Newcastle, Whitley Bay and South Shields. There’s good bus coverage, too
Buy it: This two-bed apartment, set within a well-maintained, well-located development, is available with Pattinson from £145,000 (pattinson.co.uk).
Docking possesses a quiet, village atmosphere – while still providing essential services such as a village shop and doctor’s surgery
Docking, Norfolk
Parts of North Norfolk are undeniably pricey, such as Burnham Market, Holt and Wells-next-the-Sea, but there are more affordable spots, such as Docking, readily available for downsizers.
It possesses a quiet, village atmosphere – while still providing essential services such as a village shop and doctor’s surgery. There’s also a wide range of property available, including classic Georgian houses, traditional, brick and flint and whitewashed cottages, bungalows and new-build homes.
The town itself is perfect for exploring the spectacular sandy beaches, salt marshes, resorts like Hunstanton and Sheringham, and of course the Norfolk Broads.
Buy it: This three-bedroom brick-and-flint cottage is available with Sowerbys for £340,000 (sowerbys.com).
Despite its outstanding beauty, it’s important to note that, for downsizers, Leek has no train station… and it’s hilly
Leek, Staffordshire
With a number of historic buildings in the centre, this attractive market town is surrounded by the Peak District National Park, and coupled with the good range of amenities and good value property.
It’s hardly surprising, then, that it is so popular with downsizers. The regular festivals and events, arts centre and bowling club all foster a thriving community scene, plus it has health provision covered with the Leek Moorlands Hospital too. Bear in mind, though, that there is no train station; buses can be slow and it’s hilly.
Buy it: This detached, one-bed bungalow is in a quiet location, but with easy access to local amenities. Available with Whittaker and Biggs from £145,000 (whittakerandbiggs.co.uk).
