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Home Press releasesProperty marketLondon’s private schools push house prices up by as much as 121%

London’s private schools push house prices up by as much as 121%

Independent schoolThe latest property market analysis by London lettings and estate agent, Benham and Reeves, has revealed that living close to one of the capital’s top private schools carries an average house price premium of 29%, although in some cases this is as high as 121%.

Benham and Reeves analysed current property values across postcodes home to one of London’s best private schools, comparing this to the wider cost of buying in each borough to see how the two compared.

The research shows that on average, house prices in postcodes home to a leading private school sit at £671,613, 29% higher than the current London average of £519,932.

However, this house price premium climbs to 121% in the W1 postcode of Westminster, where the cost of buying around Queen’s College London is almost £2.2m, versus the wider Westminster average of £978,912.

Hillingdon’s HA6 postcode is home to both the St Helen’s School and Northwood College for Girls and the average cost of buying around these schools currently sits at £709,881 – 60% higher than the borough average of £444,303.

Homes close by the Westminster School and Francis Holland School in Westminster are 53% higher compared to the wider borough, while the Queen’s Gate School in Kensington and Chelsea’s SW7 postcode, and the City of London School for Girls in the EC2 postcode, both carry a 48% house price premium.

Wandsworth’s Emanuel School (42%), Richmond’s St Paul’s (41%), Ealing’s St Benedict’s and St Augustine’s Priory and the Merchant Taylor’s school in Three Rivers (25%) also rank within the top 10 best London private schools with the highest house price premiums.

But there are pockets of private school affordability across the London market and the most affordable is the TW12 postcode in Richmond. Home to the Hampton School and Lady Eleanor Holles, the average cost of a property comes in at £585,443, -23% below the wider borough average of £758,967.

There are 14 other top London private schools that offer a more affordable foot on the ladder versus the wider borough, including the number one. St Paul’s Girl’s School in Hammersmith and Fulham is currently ranked as the best private school in London and property values in the same postcode come in -3% more affordable than the wider borough.

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

“Those sending their children to one of London’s top private schools certainly don’t have the usual housing related worries where that all important catchment areas is concerned. But despite this, it appears as those they are more than happy to pay above and beyond to reside within the same postcode.

If you ask me, there’s nothing more valuable than being able to forsake the school run once your child hits an appropriate age to be travelling to and from school under their own steam. With this in mind, it’s no wonder homes cost more the closer you get to school as it provides peace of mind when making this transition that little bit sooner, compared to if they went to school on the other side of the city.”

Table shows the house price in postcodes home to a top 50 London private school and how it compares to the cost of buying in the wider borough
London Ranking School Outcode Outcode house price Local authority Local authority house price Difference (£) Difference (%)

33

Queen’s College, London

W1

£2,163,139

Westminster

£978,912

£1,184,227

121%

31

St Helen’s School

HA6

£709,881

Hillingdon

£444,303

£265,578

60%

42

Northwood College for Girls GDST

HA6

£709,881

Hillingdon

£444,303

£265,578

60%

4

Westminster School

SW1

£1,496,010

Westminster

£978,912

£517,098

53%

32

Francis Holland School, Sloane Square

SW1

£1,496,010

Westminster

£978,912

£517,098

53%

34

Queen’s Gate School

SW7

£1,951,226

Kensington and Chelsea

£1,315,987

£635,239

48%

5

City of London School for Girls

EC2

£1,200,409

City of London

£812,914

£387,495

48%

37

Emanuel School

SW11

£874,177

Wandsworth

£615,972

£258,205

42%

3

St Paul’s School

SW13

£1,066,732

Richmond upon Thames

£758,967

£307,765

41%

48

St Benedict’s School

W5

£650,344

Ealing

£521,284

£129,060

25%

49

St Augustine’s Priory

W5

£650,344

Ealing

£521,284

£129,060

25%

19

Merchant Taylors’ School

HA6

£709,881

Three Rivers

£569,177

£140,704

25%

18

Highgate School

N6

£751,675

Haringey

£603,949

£147,726

24%

24

Channing School

N6

£751,675

Haringey

£603,949

£147,726

24%

23

Bancroft’s School

IG8

£573,273

Redbridge

£474,321

£98,952

21%

22

Notting Hill and Ealing High School GDST

W13

£626,358

Ealing

£521,284

£105,074

20%

25

Dulwich College

SE21

£630,332

Southwark

£537,251

£93,081

17%

27

Kingston Grammar School

KT2

£628,050

Kingston upon Thames

£541,681

£86,369

16%

2

King’s College School, Wimbledon

SW19

£626,079

Merton

£562,168

£63,911

11%

10

Wimbledon High School GDST

SW19

£626,079

Merton

£562,168

£63,911

11%

14

South Hampstead High School GDST

NW3

£1,041,069

Camden

£961,390

£79,679

8%

16

University College School, Hampstead

NW3

£1,041,069

Camden

£961,390

£79,679

8%

12

James Allen’s Girls’ School

SE22

£581,353

Southwark

£537,251

£44,102

8%

15

Alleyn’s School

SE22

£581,353

Southwark

£537,251

£44,102

8%

17

City of London School

EC4

£848,250

City of London

£812,914

£35,336

4%

38

Brampton College

NW4

£588,136

Barnet

£564,441

£23,695

4%

11

Putney High School GDST

SW15

£640,934

Wandsworth

£615,972

£24,962

4%

30

Ibstock Place School

SW15

£640,934

Wandsworth

£615,972

£24,962

4%

28

Surbiton High School

KT1

£556,465

Kingston upon Thames

£541,681

£14,784

3%

26

Whitgift School

CR2

£417,910

Croydon

£407,462

£10,448

3%

50

Croydon High School GDST

CR2

£417,910

Croydon

£407,462

£10,448

3%

36

St James Senior Girls’ School

W14

£818,422

Hammersmith and Fulham

£804,605

£13,817

2%

41

Colfe’s School

SE12

£431,238

Greenwich

£426,728

£4,510

1%

44

Forest School

E17

£478,635

Waltham Forest

£477,214

£1,421

0%

7

North London Collegiate School

HA8

£497,693

Harrow

£498,836

-£1,143

0%

1

St Paul’s Girls’ School

W6

£776,787

Hammersmith and Fulham

£804,605

-£27,818

-3%

6

The Godolphin and Latymer School

W6

£776,787

Hammersmith and Fulham

£804,605

-£27,818

-3%

13

Latymer Upper School

W6

£776,787

Hammersmith and Fulham

£804,605

-£27,818

-3%

45

Sydenham High School GDST

SE26

£428,239

Lewisham

£448,522

-£20,283

-5%

35

Francis Holland School, Regent’s Park

NW1

£902,167

Westminster

£978,912

-£76,745

-8%

40

Bromley High School GDST

BR1

£440,713

Bromley

£481,569

-£40,856

-8%

39

Sutton High School GDST

SM1

£381,818

Sutton

£421,497

-£39,679

-9%

46

St Dunstan’s College

SE6

£404,833

Lewisham

£448,522

-£43,689

-10%

20

Eltham College

SE9

£428,783

Bromley

£481,569

-£52,786

-11%

43

Streatham and Clapham High School GDST

SW16

£474,982

Lambeth

£535,762

-£60,780

-11%

21

Trinity School, Croydon

CR9

£360,065

Croydon

£407,462

-£47,397

-12%

29

Old Palace of John Whitgift School

CR0

£360,065

Croydon

£407,462

-£47,397

-12%

47

St Catherine’s School, Twickenham

TW1

£658,037

Richmond upon Thames

£758,967

-£100,930

-13%

8

Lady Eleanor Holles

TW12

£585,443

Richmond upon Thames

£758,967

-£173,524

-23%

9

Hampton School

TW12

£585,443

Richmond upon Thames

£758,967

-£173,524

-23%

Private School Average

£671,613

London Average

£519,932

£151,681

29%

Top 50 London private schools sourced from The Times.
London borough house price data sourced from Gov.uk – UK House Price Index.
Outcode house price data sourced from PropertyData

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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.

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