10 Things to Check Before Buying a Luxury Apartment in London

The Due Diligence Checklist Every Luxury Buyer Needs

Buying a luxury apartment is not just about falling in love with the view from the penthouse floor. The most expensive mistakes in London property happen when buyers skip the due diligence that separates a smart purchase from a costly one. We have seen buyers lose hundreds of thousands of pounds because they did not check a lease clause, missed a planned development next door, or underestimated service charges. Here are the ten things we check on every property and that you should too.

1. Remaining Lease Length

This is the single most important check for any leasehold apartment. A lease below 80 years triggers marriage value when you extend, dramatically increasing the cost. Below 70 years, most mortgage lenders will not lend. We have seen apartments in Kensington with 55-year leases that looked like bargains until the buyer realised a lease extension would cost £200,000 or more. Always ask for the exact unexpired lease term and factor extension costs into your offer if the lease is below 90 years.

2. Service Charge History and Forecast

Request at least three years of service charge accounts and the current year's budget. Look for trends — are charges rising faster than inflation? Are there any planned major works (roof replacement, lift refurbishment, facade repairs) that could trigger a special levy? In prime London buildings, major works can cost each leaseholder £50,000 to £200,000. This information is available before exchange but rarely volunteered by selling agents.

3. Ground Rent Structure

Recent legislation has capped ground rents on new leases at peppercorn (effectively zero), but older leases may still contain escalating ground rent clauses. Some older leases double the ground rent every 10 or 25 years, which can turn a manageable £500 annual charge into £8,000 or more over the life of the lease. Check the ground rent clause in the lease before making an offer.

4. Planning Applications Nearby

Check the local authority planning portal for any pending or approved applications within 200 metres of the property. A new tower block, student housing, or major construction project next door can affect your views, light, noise levels, and resale value. This takes 15 minutes of research and can save you years of regret. Your solicitor's local search will cover some of this, but searching the planning portal yourself gives you a more immediate and visual picture.

5. Natural Light and Aspect

Visit the property at different times of day if possible. A south-facing living room flooded with light at 2pm may face into a dark courtyard. A north-facing bedroom that feels gloomy in winter might be pleasantly cool in summer. Marketing photographs are taken with professional lighting and wide-angle lenses that make every room look bright and spacious. Trust your own eyes over the brochure.

6. Building Insurance and Cladding

Post-Grenfell, building insurance and cladding safety have become critical checks. Request the building's EWS1 form (External Wall System assessment) and check whether the building has passed fire safety inspections. Some buildings with non-compliant cladding face remediation costs that fall on leaseholders, and insurance premiums for affected buildings have increased dramatically. Your solicitor should investigate this thoroughly, but raise it early to avoid wasting time on a property with unresolved safety issues.

7. Freeholder and Managing Agent Reputation

The freeholder and managing agent can make or break your experience as a leaseholder. A responsive, well-managed building retains value. A building run by an unresponsive freeholder or an incompetent managing agent becomes a constant source of frustration and cost. Ask current residents about their experience, check online reviews of the managing agent, and look at the quality of communal areas during your viewing — they tell you everything about how well the building is maintained.

8. Permitted Use and Subletting Restrictions

If you plan to rent the property out at any point, check the lease for subletting restrictions. Some luxury buildings restrict or prohibit short-term lettings entirely. Others require freeholder consent, which may come with conditions or fees. Conversely, if you are buying as a primary residence and value peace and quiet, a building that restricts Airbnb-style lettings may actually be a positive.

9. Noise

Visit at rush hour, on a Friday evening, and on a Sunday morning. A street that feels peaceful at 11am on a Tuesday may have pub noise, traffic, or construction that transforms it by 6pm. In new builds, check the noise insulation between floors and walls — not all developments are built to the same acoustic standards. Ask the agent directly about any known noise issues; they are legally required not to mislead you.

10. Comparable Sales Evidence

Before making an offer, research what similar properties in the same building or street have sold for recently using the Land Registry price paid data. This is publicly available and takes minutes to check. If the asking price is significantly above recent comparables, you have strong grounds for negotiation. If it is below, move quickly — it may be priced to sell fast. Your buying agent or solicitor can help interpret the data, but having your own understanding of local values protects you from overpaying.

These ten checks will not guarantee a perfect purchase, but they will protect you from the most common and costly mistakes. For personalised guidance on buying luxury property in London, explore our buying guides and area guides, or browse our current property listings.

Frequently Asked Questions

What is the most important thing to check when buying a luxury apartment?

The remaining lease length is the single most critical check for any leasehold apartment. A lease below 80 years triggers significantly higher extension costs due to marriage value, and below 70 years most mortgage lenders will refuse to lend. Always verify the exact unexpired term before making an offer.

How can I find out about planned developments near a property?

Search the local authority planning portal for any pending or approved applications within the surrounding area. In London, each borough maintains its own planning portal where you can search by address or map. Your solicitor's local authority search will also reveal some planning matters, but searching the portal yourself gives you the most current picture.