For a certain breed of property buyer, there are three words that define their hunt for a home: education, education, education.
Whilst London schools have a limited impact on the apartment market, when it comes to family homes proximity to a good school – state or independent – can add a premium to its price and consistently high demand plus a finite supply makes London property near top schools a copper-bottomed future investment too.
The British capital is blessed with some of the best performing schools in the country, and its education system is renowned across the world. Schools are a key reason international buyers choose to base themselves in the UK and a crucial moving factor for domestic families, and houses close to the best schools in Prime Central London certainly attract premium prices.
Based on last year’s A levels results these include both Westminster School and City of London School (both the boys’ and girls’ iterations get top grades), as well as parents’ favourites like Francis Holland School on Sloane Square, and St Paul’s Girls’ School and Godolphin and Latymer, in Hammersmith.
Other highly rated private senior schools are clustered in southeast London (led by Alleyn’s School in Dulwich), north London (Highgate School, South Hampstead High School, and University College School in Hampstead), and west London (King’s College School in Wimbledon and Putney High School). At all these schools more than 70 per cent of students got at least three A-levels at grade A* and A.
Other schools create microclimates of property demand for other reasons – American families rush to St John’s Wood so their children can attend The American School in London, while the presence of the Lycée Français Charles de Gaulle is the reason why so many French families make a dash for South Kensington.
Almost two in three parents (63 per cent) have paid or would be willing to pay extra for a home in their chosen catchment area, according to a new report from high street bank Santander.
According to another recent study by online estate agent Yopa, homes close to a school with an “outstanding” Ofsted report cost some £116,000 more than those in the wider area.
Schools exert a more subtle impact in the private sector, since unlike the state sector fee paying schools do not grant places on the basis of proximity. But no parent wants to put their child – or themself – through a gruelling daily school run in London traffic. So homes within a short distance of a high performing independent school will attract higher prices too.
Even before the Government took away private schools’ charitable status at the start of 2025, school fees had been increasing year-on-year.
The average annual day school fees stood at between £18,000 and £20,000 per year – or around £140,000 per child for secondary education.
From January 1 private schools have been required to charge Value Added Tax (VAT) at the standard 20 per cent on fees. The move, which comes alongside high interest rates and increases in the cost of living, has driven more parents towards the state sector although – as yet – there has been no discernible impact on prices in areas well known for their good private schools.
Most state schools are not selective, and many places are granted because a sibling already attends. The rest are allocated by address – with those living closest to the school getting first dibs.
State school catchment areas in London are notoriously difficult to predict – the exact addresses which will qualify a child for a place at a sought after school change every year depending on demand. Catchment areas around high performing state schools are particularly small, but this does not stop families moving as close as they can to at least be in with a shot. Catchment areas for senior schools are wider, and some of the very best are selective and will take children from a wide swathe of London depending on their academic performance.
London’s top performing state schools are generally in pleasant, but not prime, suburbs, like Barnet, north London (Queen Elizabeth’s School) and Kingston-upon-Thames in west London (The Tiffin Girls‘ School), and homes within walking distance of these schools certainly attract a premium against properties a mile or two further away.
When it comes to moving house in search of great schooling, timing is everything. Most families aim to move when their eldest child is reaching primary school age, and may move again when that child is on the cusp of secondary school.
Trying to time a sale, a purchase, and school applications can be a real headache. Little wonder that some families opt for a rental route, so they can split the stress into manageable parcels. This means that good quality family houses close to popular schools, both state and private, are always in demand and rent for premium prices too.
According to Yopa, average rents within the catchment area of an outstanding secondary school are 41 per cent higher than average rents in the borough.
Smart investors will look for turnkey family homes with outside space in order to tempt parents looking for a comfortable stop-gap property while they get on with the business of finding a permanent home close to their chosen school.
For some parents, exam results are everything. But not all children fit well into a hothouse of a school where they are drilled towards academic success, and parents are increasingly interested in schools which offer a well-rounded, holistic, education, with a focus on a child’s wellbeing and with plenty of opportunity for music, sport, and the arts.
A strong pprogramme of extracurricular activities not only fosters independence and confidence but also looks great on university applications.
Parents should also consider how technology is integrated into the curriculum, as it will be in the workplace in the future. Endless hours of screen time is sub optimal, but at the same time children need to be digitally literate and that means that teaching staff do too, while online learning options can be useful for some children by offering additional courses and resources.
For years, Black Brick have helped families find their dream homes in Prime London locations. With off-market property access and a wealth of buying and investment knowledge, we’re perfectly placed to help find your next dream property purchase. If you think we might be able to help, simply get in touch through our simple contact form.
We would be delighted to hear from you to discuss your own property requirements. For a non-obligatory consultation, please contact us.
