Silvina Paz London

Silvina Paz London Silvina Paz is a Luxury Property Specialist in Prime Central London. Sell.Buy.Let.Rent. Trading as Address Property Consultants

Address Property Consultants is an independent property consultancy based in Central London. We provide expert, bespoke advice for buying, renting or relocating to London. We are independent but very well connected and are proud to have helped many families and individuals, both locals and foreigners, to find the right property for them in Central London. We pride ourselves on the quality of the advice we offer as well as our working ethos.

08/10/2026

The property market headline nobody is talking about... 🤫
Everyone is waiting for a wave of desperate PCL sellers to tank the market. But behind the scenes, I have the impression the exact opposite is happening.
Autumn market is traditionally very active in terms of new listings coming
but I have the impression we are not seeing this.

Are Sellers now simply staying away?

With so much stock already ‘new’ sellers are rethinking their options. Suddenly waiting 2 / 3 years maybe their best option.

Remember Prime Central London move s in a different way….
And
Stop reading national headlines written for shock value.

07/10/2026

Choosing your selling or buying agent on the cheapest fee? Let’s talk about that.

Whether you’re buying or selling, the fee is the smallest number in the deal.

Selling: shaving a fraction off the commission saves you a few thousand. Accepting an offer that’s too low because nobody pushed costs you far, far more.

Buying: a good buying agent often earns their fee in a single negotiation. Add access to homes that never hit Rightmove, or Zoopla, and protection from overpaying in a market you don’t know.

And here’s the thing: an agent who drops their fee the moment you ask will negotiate just as softly on your behalf.

In London, fees are already low by global standards. So don’t ask what your agent costs. Ask what they’re going to deliver.

Choose your agent on what you expect them to deliver. Then hold them to it.

Tip from a buying and selling agent. You’re welcome. 🧡
ChelseaProperty NottingHillHomes KensingtonLiving LondonRealEstate

05/10/2026

Today I went to view 1 Blackfriars and I was pleasantly surprised.

Here’s the thing about new-builds: everyone buys the shiny new building. And if it is riverside, everyone falls for the view. And fair enough, the views are spectacular. So buyers pay a hefty premium for them.
Fast forward three years. The view? Still there. The building? Often not so shiny. Tired common parts, scuffed corridors, service charges creeping up, management that’s quietly lost interest.
Very few new developments pass the test of time. This one has, and that’s exactly why I’d rather buy a building that’s a few years old. You can see how it’s aged. You can see how the management treats it. And these days, you can often get in at a very nice discount to what the first buyers paid.
Let someone else pay for the shine. You buy the proof.
If you want to buy here, I know the guy who has the door to most of them!

Tip from a buying agent. You’re welcome. 🧡

29/09/2026

Everyone in London obsesses over price per square foot. And yes it’s a good reference.
However, buyers who know better look at something else.
1,200 sq ft of dark corridors and dead corners lives smaller than 900 sq ft that flows.
You’re paying prime rates for space you can’t furnish or enjoy.
What I check first:
→ Flow: can you actually live in every room?
→ Light: window proportions, aspect, how the sun moves through the day
→ Ceiling heights: they make a room feel generous, and you can’t add them later

And location, of course. Always location.

You can renovate a kitchen. You can’t renovate daylight.
Tip from a buying agent. You’re welcome. 🧡

Ps; this beauty is and listed w
PropertyTips ChelseaLondon NottingHill

28/09/2026

So the most expensive house sold this year in the UK, ÂŁ265 million, in Chelsea... paid about ÂŁ13 million in Stamp Duty.
Normally? That should have been ÂŁ32 million.
And no, they didn’t break the law.
They just used a loophole. They bought the house together with five little flats, all in one go.
Six homes in one deal, this qualifies as commercial transaction. Much lower rate.
And of course, now the government wants to close it.
But here’s the thing... it’s not the only one. There are others. They only work for a handful of deals, most lawyers won’t mention them, and you’re definitely not finding them on an online calculator.
Good advisors pay for themselves. Just saying.
Tip from a buying agent. You’re welcome. 🧡
PropertyTax LuxuryRealEstate SDLT

25/09/2026

So the most expensive house ever sold in the UK, ÂŁ265 million, in Chelsea... paid about ÂŁ13 million in Stamp Duty.

Normally? That’s more like £32 million.
And no, they didn’t break the law.
They just used a loophole. They bought the house together with five little flats, all in one go. Six homes in one deal, and this is treated as commercial. Much lower rate.

And of course, now the government wants to close it.

But here’s the thing... it’s not the only one. There are others. They only work for a handful of deals, most lawyers won’t mention them, and you’re definitely not finding them on an online calculator.

Good advisors pay for themselves. Just saying.

Tip from a buying agent. You’re welcome. 🧡
PropertyTax LuxuryRealEstate SDLT LondonHomes PropertyAdvice

24/09/2026

The hardest sentence I say to sellers this year:
“Your home may not sell for the number you want”
Nobody enjoys hearing it. I don’t enjoy saying it.
And thats especially difficult when you think about prices that were achieved not so long ago.

A few years ago, you could buy pretty much anywhere in Prime Central London, sit tight, and sell for more. Almost by default.

PCL doesn’t really do “by default” anymore.

Add up what you paid, the stamp duty, the refurb, service charges, insurance, and the cost of selling, and the equity is sometimes not where you hoped. Yet.

Then comes the next question: “What if I just let it?”

Sometimes that’s the right call. Sometimes the rent doesn’t cover the running costs, and/ore the mortgage and you’re funding the property every month just to keep it.

So the options are:

– Price it where the market actually is

– Let it, if the numbers work

– Or don’t sell. Not right now (you need to factor it may take a few years to get what you want).

My job isn’t to quote the number you want to hear so I win the instruction.
That’s how homes sit on Rightmove / Zoopla for 14 months with three reductions.
It’s to show you the numbers, tell you what the market is really saying, and help you choose.
A shifting market doesn’t mean buying was a mistake. Your timeline and the market’s just aren’t aligned yet.

Before you sell, let, or wait, know exactly what each option costs you.

Sometimes the best advice isn’t “let’s list it.”

Tip from an independent sales agent. 🧡
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