Great rivers and parks, pathetic housing. That traditional Southampton

refrain is currently being revised as major residential and commercial

projects look set to transform a handsome and historically rich city

that has associations with the battle of Agincourt and such illustrious

ships as the Mayflower, Titanic, the QE2 and her regal predecessors.

"Prices are strong," says Graham Freeman, regional director of Connell

estate agents. "We now have an uninterrupted motorway link to London,

and there's also been an influx of blue-chip companies. The quality of

housing has improved beyond recognition in the last ten years and

continues to do so."

Across from the New Forest, Southampton occupies a peninsula formed by

the Itchen and Test rivers and Southampton Water. "The Itchen divides

the city into two halves and people rarely migrate from one side to the

other," says Steven Birch, senior branch manager of Fox & Sons estate

agents. The centre is witnessing major residential new build and office

conversions, alongside large-scale commercial development. "Woolston,

Bitterne, Bitterne Park and other areas on the eastern side are a fair

bit cheaper than Shirley and Bassett and other central areas," he notes.

According to Mr Birch, trendy young owner-occupiers are attracted to

Ocean Village, "a huge waterside marina with cinemas, restaurants,

bowling, and night life. Families and older buyers look at suburban

areas like Chilworth, and investors buy in city centre areas such as

Polygon for student rentals." Southampton has good state and independent

schools.

Areas such as Polygon, Fitzhugh and Banister's Park are sandwiched

between the bustling civic centre and the large Southampton Common, with

its three lakes. Nearby are Southampton FC's The Dell and the county

cricket ground, the latter having been acquired by Berkeley for

residential development starting next year. "We already have outline

planning permission to build 120 flats and houses," says Chris

Thompson, managing director of Berkeley Hampshire. "Especially with the

success of Ocean Village and Leisure World, Southampton has become

trendy. It has a good local rental market, and we also sell to retireds

as well as young couples. In Hampshire people are retiring back into the

city, perhaps to where they originally lived. There is net inward

immigration."

A dearth of warehouses means a scarcity of Docklands-type loft

conversions. Eighty one-, two- and three-bedroom flats will soon be

available in Imperial Apartments, South Western House. Berkeley

converted the listed building, formerly a hotel, into a mixed-use block

containing bars, restaurants and a health club.

Crest is marketing the second phase of Baron's Mead in Maybush, near

Southampton General Hospital - two and three-bedroom homes, from £64,000

to £89,950. Crest also has 35 three, four and five-bedroom detached

houses in Atherley Fields, and its Dock House conversion of a former

customs house in the town centre will yield 60 flats.

Ex-council properties are available and variable in price and

attractiveness. Mr Birch of Fox & Sons notes that "most areas a few

miles from the centre contain local authority housing, some of which

have turned over several times to private buyers."

ROBERT LIEBMAN

THE LOW-DOWN

Transport:

The M27 is in effect a ring road linking Southampton to the M3. London

is 67 minutes by train. The International Airport is adjacent to the

M27. Ferries serve the Isle of Wight and Cherbourg.

Prices:

Prices in Ocean Village Marina, according to Connell, start at about

£70,000 for a one-bedroom flat, £85-100,000 for two bedrooms, and a

starting price of £150,000 for three storeys with three bedrooms. Fox's

extensive property list includes five-bedroom homes in Bassett and

Chandler's Ford for less than £200,000. Two-bedroom flats are available

for less than £40,000.

Other Properties:

Ottoman Homes is converting the Grade II Admiralty House (1902) into 17

two-bedroom and one three-bedrooms flat, most of which have been

reserved. Four remain: £120,000 to £165,000. Offices and brownfield

sites are also being developed.

Shopping:

West Quay Shopping Centre, the UK's largest in-town shopping centre, is

scheduled to open next fall. It is adjacent to West Quay Retail Park and

Leisure World, will 4,000 parking spaces, and has already signed up

Marks & Spencer and John Lewis. Ethnic restaurants in central

Southampton include Thai and Bangladeshi as well as French, Italian and

Spanish.

Flopping:

Leisure World is a multi-entertainment complex containing cinemas,

restaurants and nightclubs. A swimming and diving centre is nearing

completion. Plays, musicals, ballet, classical music and opera are

performed in the Mayflower and Nuffield Theatres, among others. Balloon,

boating and other festivals for doers and watchers are frequent.

Grey Matter:

An Oceanographic Centre has been established as part of Southampton

University. Other higher-education institutions in the area are

Southampton Institute, Southampton City College and University of

Southampton New College. There are also several English-language

schools.

Council Tax:

Band D is £655.

Estate Agents:

Connell 01703 226941; Crest 01932 700500; Fox & Sons, 01703 225155.

Fox's auction catalogue depicts many properties on offer in and near

Southampton. Mann & Co, 01703 843069. Waterside Properties specialises

in marina, coastal and riverside properties, 01703 841191.

END