Benham and Reeves analysed the property market around the best primary and secondary schools in London, based on sold price data from the UK Land Registry.
The research shows that on average, buying in a postcode home to a top primary school comes with the property price tag of just over £1m, while a property close to one of London’s best secondary schools will cost £774,447 on average.
However, West London provides the best opportunity for foreign buyers when looking for a property within close proximity of a great school.
12 out of the top 20 London primary schools are located within the West and South West postcode districts, while seven of the top 20 secondary schools are also located in these areas. These postcodes primarily cover the areas of West London that have become extremely popular amongst international buyers such as Westminster, Kensington and Chelsea, Hammersmith and Fulham, Wandsworth, Barnes and Chiswick.
State Primary Schools
The SW17 and SW15 postcodes which sit either side of Wimbledon are home to two of the capital’s best primary state schools with the most affordable property prices. St Anselm’s Catholic Primary School in Tooting Bec’s SW17 postcode is home to an average property price of just £581,582, the most affordable of all London’s top primary schools.
In the nearby SW15 postcode, the average price of property surrounding St Mary’s CofE Primary School is also one of the most affordable in London at £619,314.
At the other end of the scale, Hampden Gurney CofE Primary School in Marylebone’s W1H postcode is home to the highest property price tag at £1,996,964, with Fox Primary School in Kensington’s W8 postcode also costing nearly £1.7m.
Private Primary Schools
The most affordable postcode to purchase a property close to one of London’s top private primary schools is the W5 postcode in Ealing with an average price of £628,311. The SW4 and SW6 postcodes also present some of the most affordable property price tags near to top private primary schools at £646,020 and £849,725 respectively.
The most prestigious property postcode for a top London private primary school is SW7. The postcode is home to both the Falkner House and Glendower schools with an average house price of £1.95m.
State Secondary Schools
When it comes to the top state secondary schools, international buyers have to look a little further afield. North West London’s Hampstead NW11 postcode is home to the Henrietta Barnett School for girls (£899,053), while Barnet’s EN5 postcode is home to the Queen Elizabeth School for boys and separate high-ranking girls school, with an average property price of just £557,727. All of these schools are in the UK top 10 top schools league table and are extremely popular choices for Hong Kong families.
State Private Schools
West London is, however, home to an abundance of top private secondary schools with three located the W6 postcode alone.
With an average house price of £810,269, it’s one of the best places for foreign buyers purchasing property with an eye on their child’s education with St Paul’s Girls’ School, Godolphin & Latymer and Latymer Upper school all located within an arm’s reach.
The Westminster School in Buckingham Palace’s SW1 postcode is home to the highest property prices of all London’s best private secondaries with an average price of over £1.3m. Other locations where there are excellent private schools offering a villagey lifestyle are Hampstead and Mill Hill, both with some top performing schools and a good mix of family houses and brand new homes.
Managing Director of Benham and Reeves, Anita Mehra, commented:
“West London continues to rank as the top hotspot for foreign buyers when it comes to living within close proximity to an outstanding primary or secondary school.
Buyers from Hong Kong, in particular, continue to show strong interest in these areas of London despite other areas such as Shoreditch and Nine Elms growing in popularity. This comes as no surprise, given the fact there are no less than 19 outstanding schools all located within the same two postcode districts. As a result, investing in a property in this area almost guarantees that you will be within walking distance of your chosen school and, if not, it will be a short journey via pubic transport or car.”
Benham and Reeves are perfectly positioned to help Hong Kong investors buy London property, and can help them to identify the best opportunity for them and their personal situation. Benham and Reeves opened their Hong Kong office in 1995 with a locally employed team of multi-lingual professionals who can speak Mandarin, Cantonese and of course English. Some of Benhams Hong Kong clients have been with the agent for 20+ years and now use them to identify the best investments for their children’s future, whether it be near their chosen school or university, or for working and living in London later. If you wish to discuss any current property opportunities near the best London schools, please contact Benham and Reeves Hong Kong office.
Top secondary schools in West London and the cost of purchasing a property in each of their postcodes
Average House Price
Deans Yard, 17A, London SW1P 3PB
St Paul’s School
Lonsdale Rd, Barnes, London SW13 9JT
Henrietta Barnett School
Central Square, Hampstead Garden Suburb, London NW11 7BN
St Paul’s Girls’ School
Brook Green, Hammersmith
Godolphin & Latymer School
Iffley Rd, Hammersmith, London W6 0PG
King St, Hammersmith, London W6 9LR
Richmond Rd, Kingston upon Thames KT2 5PL
King’s College School, Wimbledon
Southside, Wimbledon Common, Wimbledon, London SW19 4TT
Mansel Rd, Wimbledon, London SW19 4AB
Top primary schools in West London and the cost of purchasing a property in each of their postcodes
Average House Price
Hampden Gurney CofE Primary School
13 Nutford Pl, Marylebone, London W1H 5HA
87 Queen’s Gate, South Kensington, London SW7 5JX
19 Brechin Pl, South Kensington, London SW7 4QB
Fox Primary School
46 Edge St, Kensington, London W8 7PN
68 Cadogan Square, Chelsea, London SW1X 0EA
18 Pembridge Square, Bayswater, London W2 4EH
Bousfield Primary School
S Bolton Gardens, Kensington, London SW5 0DJ
Kensington Prep School
596 Fulham Rd, Fulham, London SW6 5PA
Eaton House The Manor
58 Clapham Common North Side, London SW4 9RU
12-14 Castlebar Rd, Ealing, London W5 2DR
St Mary’s CofE Primary School
Felsham Rd, Putney, London SW15 1BA
St Anselm’s Catholic Primary School
19 Tooting Bec Rd, Tooting Bec, London SW17 8BS
About the Author
Established in 1958, Benham and Reeves is one of London’s oldest, independently owned property lettings and sales agents. With specialism in residential sales, corporate lettings and property management in prime areas of London, the company operates from 19 prominently located branches and 11 international offices.