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Home Press releasesProperty marketLondon’s private school postcodes command property premiums of up to 64%, Benham and Reeves reveals

London’s private school postcodes command property premiums of up to 64%, Benham and Reeves reveals

London’s private school postcodes command property premiums of up to 64%, Benham and Reeves revealsThe latest research from London lettings and estate agent, Benham and Reeves, has revealed that homes within close proximity to some of the capital’s most prestigious private schools command property price premiums of more than 60% compared to their wider local authority averages.

Benham and Reeves analysed average house prices in postcode districts where independent schools are located, comparing them to average prices across the wider borough.

In Westminster’s SW7 postcode, home to Caelum House School, average house prices sit at £2.01 million, some 64% higher than the wider borough average of £1.03 million. Also in Westminster, W1B – home to Eifa International School – records an average price of £1.92 million, around 60% above the borough average.

Moving to Barnet, NW11 stands out. This postcode, home to Wentworth College, Peninim, Lubavitch Yeshiva Ketanah and Shiras Devorah High School, averages £978,633, a 50.1% premium versus Barnet’s £586,594 borough average.

In Richmond upon Thames, the SW13 postcode, which hosts the Swedish School and The Harrodian School, shows an average house price of £1.37 million, some 49.4% higher than the borough’s £825,299 average.

Camden’s NW3 postcode, home to The Academy School, Maria Montessori School, Gloucester House and LSI Independent College, also commands a considerable uplift. Average property values here sit at £1.33 million, around 40.8% above the borough’s £876,065 benchmark.

In Kensington and Chelsea, SW7 is again prominent. With schools including St Philip’s School and Lycée Français Charles de Gaulle located there, average prices sit at £2.01 million, a 31.5% premium over the borough’s £1.46 million average. W8, home to Ashbourne College, records a similar uplift at 30.6%.

Outside of the prime central core, Croydon’s CR8 postcode – home to Abingdon House School Purley – shows an average of £548,164, marking a 30% uplift compared to the borough average of £405,271.

Marc von Grundherr, Director of Benham and Reeves, commented:

“London is home to some of the most prestigious private schools in the world, and this reputation resonates not only with domestic families but also with international buyers who place a premium on education when choosing where to live.

The figures show a clear link between proximity to these schools and higher property values. From the globally renowned Lycée Français Charles de Gaulle in Kensington to the Harrodian and Swedish Schools in Richmond, or the cluster of respected independent schools across Westminster, Camden and Barnet, demand to live within reach of these institutions drives substantial uplifts in local house prices.

At the same time, rental demand in these same postcodes remains extremely high, particularly from international families relocating to London. Many prefer to rent initially, in order to settle close to their chosen school before entering the sales market once they are fully established.

For many families, securing a place in a top school is as much about location as it is about application, and the property market reflects this dynamic. It reinforces London’s standing as a global centre for education and highlights how the city’s best schools continue to underpin long-term property market resilience.”

Table shows the top 20 independent London schools based on the postcode house price premium versus the wider borough
Name School postcode Postcode district used Postcode district average price LA area LA area average price Difference %
Caelum House School SW7 SW7 £2,010,516 Westminster £1,035,323 64.0%
Eifa International School W1B W1 £1,923,115 Westminster £1,035,323 60.0%
WENTWORTH COLLEGE NW11 NW11 £978,633 Barnet £586,594 50.1%
Peninim NW11 NW11 £978,633 Barnet £586,594 50.1%
Lubavitch Yeshiva Ketanah of London NW11 NW11 £978,633 Barnet £586,594 50.1%
Shiras Devorah High School NW11 NW11 £978,633 Barnet £586,594 50.1%
The Swedish School SW13 SW13 £1,366,976 Richmond upon Thames £825,299 49.4%
The Harrodian School SW13 SW13 £1,366,976 Richmond upon Thames £825,299 49.4%
The Academy School NW3 NW3 £1,325,201 Camden £876,065 40.8%
Maria Montessori School NW3 NW3 £1,325,201 Camden £876,065 40.8%
Gloucester House, The Tavistock Children’s Day Unit NW3 NW3 £1,325,201 Camden £876,065 40.8%
LSI Independent College NW3 NW3 £1,325,201 Camden £876,065 40.8%
St Philip’s School SW7 SW7 £2,010,516 Kensington and Chelsea £1,462,800 31.5%
Lycee Francais Charles de Gaulle SW7 SW7 £2,010,516 Kensington and Chelsea £1,462,800 31.5%
Ashbourne College W8 W8 £1,991,677 Kensington and Chelsea £1,462,800 30.6%
Abingdon House School Purley CR8 CR8 £548,164 Croydon £405,271 30.0%
Stradbroke IG5 IG5 £607,293 Redbridge £469,956 25.5%
Islamia School for Girls’ NW6 NW6 £688,970 Brent £541,430 24.0%
The School of the Islamic Republic of Iran NW6 NW6 £688,970 Brent £541,430 24.0%
Darul Uloom London School BR7 BR7 £668,281 Bromley £539,244 21.4%
School postcode house price data sourced from PropertyData.
Wider borough average house price sourced from the Gov UK House Price Index.

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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 21 prominently located branches and 14 international offices.

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