Property: National service to civvy street: Former MoD bases are becoming private villages, says Amanda Seidl

As an Army brat, I fondly remember my childhood on the 'patch': the solid, four-square quarters with their brightly painted front doors, arranged in cosy cul-de-sacs; the green sea of tree-lined sports grounds; the neat church and primary school; and, surrounding everything, the wire fence and guard house that gave us the security to roam around safely.

Nostalgia for such simple pleasures in secure surroundings is shared by others. The characteristics of military camps - spacious, often historic properties set in mature, self-contained grounds - make them surprisingly sought-after for private homes. And, thanks to the Government's decision to reduce the armed forces, there is now a ready supply of former Ministry of Defence properties coming on to the market.

Location is the key to desirability. Many USAF and RAF bases in East Anglia are now surplus to requirement, but their isolation from towns and jobs casts a shadow over their potential. Yet there have been surprising successes. RAF Sculthorpe, near Fakenham in Norfolk, made redundant 10 years ago, is way off the beaten track; but it is now a thriving village with its own shop, the residents attracted by the peace and quiet.

Biggin Hill, beyond Bromley in south London, does not offer the same rural tranquillity. Although the RAF base has closed, the private airfield is busy as ever. But Biggin Hill is perfect commuter country: wooded, and a short drive from the M25. Purchasers of the newly refurbished two-bedroom airmen's cottages will enjoy more than 20 shared acres of space and privacy. In July, Artesian Estates will begin marketing 26 cottages, built in the 1920s, which surround a tree-lined green.

The houses have been completely overhauled - reroofed, redecorated inside and out, and the metal window frames replaced with new wooden frames. Inside, modernisation includes gas central heating, fitted kitchens in light oak, and new bathrooms. Prices for cottages in Vincent Square will be around pounds 70,000.

On the other side of the large recreation ground, Artesian is planning a refurbishment of 40 three- and four-bedroom married quarters built in the 1950s. With Vincent Square, these will form a private estate.

Many of the redundant Georgian and Victorian barracks and naval bases are situated in the centre of towns that owe their prosperity to the presence of the military. Built when the status of the armed forces was reflected in the quality of its architecture, these historic barracks are now being turned into spectacular homes.

In May, the sale of Winchester's Peninsula Barracks, built on the site of the ancient castle and palace, to Arundel Estates for conversion to housing, won approval. The listed upper barracks is typical of the most impressive style of Victorian military architecture, with tall, classical terraces arranged around a central parade ground.

The former Royal Marines headquarters at Eastney Barracks, Portsmouth, is even grander in style and scale. Gudgeon Homes is creating 42 spacious two- and three-bedroom apartments in the quarter-mile-long barracks block, which overlooks a vast parade ground fronting the Solent.

Gudgeon began marketing its conversion, called Marine Gate, in April - and was overwhelmed by the response. 'We had 22 reservations over the Easter weekend,' says Jeff Fanstone of Gudgeon.

As well as retaining the listed Victorian facade and other features, Gudgeon is incorporating the original high ceilings and period details into the apartments. A three-bedroom, two-bathroom apartment of 1,500 sq ft costs around pounds 100,000. Gudgeon is also converting some of the property into four-storey houses, and building two-, three- and four-bedroom houses in new courtyards. The most impressive feature of Marine Gate is the view across its grounds to the beach and Solent. But security is also a strong selling point: the development will have a full-time guard, maintaining the sense of privilege and exclusivity.

Stoughton Barracks, near Guildford, has its original keep and high brick walls. As well as refurbishing the keep, Countryside Properties plans to recreate the original quadrangle of buildings around the parade ground. Prices for new and converted properties will range from pounds 75,000 for an apartment to pounds 200,000 for a four-bedroom house.

Larger bases, such as Chatham Dockyard on the Medway, have the potential to become self-sufficient settlements: English Partnership and Countryside Properties are working together to create a new village there of 1,700 homes.

But the MoD is facing a big challenge at the former Woolwich Arsenal, in south-east London. This is already a town in its own right, with 18 elegant listed buildings. Unfortunately, the local market is probably not strong enough to support a wholesale conversion to residential use, and the location is unsuitable for other purposes.

Over-supply of MoD property is not expected to be a long-term problem, however. Under the rationalisation of the armed forces, large numbers of servicemen are being made redundant, and the Ministry is under pressure to house those returning from abroad.

In future, surplus married quarters will be offered at a discount to servicemen or to housing associations. Only where neither option is viable will the housing be sold on the open market.

Vincent Square, Biggin Hill (Nationwide 0959 571181); Peninsula Barracks, Winchester (Arundel Estates 0730 812442); Marine Gate, Portsmouth (0705 294183); Stoughton Barracks, Guildford (0277 260000).

Anne Spackman returns next week

(Photograph omitted)