{"id":2268,"date":"2026-08-27T11:48:34","date_gmt":"2026-08-27T10:48:34","guid":{"rendered":"https:\/\/www.benhams.com\/press-release\/?p=2268"},"modified":"2026-08-27T11:48:34","modified_gmt":"2026-08-27T10:48:34","slug":"homes-near-londons-top-private-schools-command-premiums-of-up-to-seventy-seven-percent","status":"publish","type":"post","link":"https:\/\/www.benhams.com\/press-release\/london-property-market\/homes-near-londons-top-private-schools-command-premiums-of-up-to-seventy-seven-percent\/","title":{"rendered":"Homes near London\u2019s top private schools command premiums of up to 77%"},"content":{"rendered":"

\"QueensThe latest research from London lettings and estate agent, Benham and Reeves, has revealed that homes located close to some of the capital\u2019s highest-ranking private schools command substantial premiums, with property values sitting as much as 77% above the wider local authority average.<\/p>\n

Benham and Reeves analysed the average house price across the postcode districts home to London\u2019s 50 highest-ranking private schools, before comparing these values to the average house price across the wider local authority in which each school is located, to reveal the premiums being paid to live close to some of the capital\u2019s most prestigious educational institutions.<\/p>\n

The research shows that, across the areas home to London\u2019s top 50 private schools, the average house price currently sits at \u00a3712,486, some 25.1% higher than the wider local authority average of \u00a3553,870.<\/p>\n

Queen\u2019s College, London tops the table when it comes to the largest property premium. Homes across the W1 postcode command an average price of \u00a31.92m, 77% above the wider Westminster average of \u00a3854,198.<\/p>\n

Westminster School and Francis Holland School, Sloane Square follow, both located within the SW1 postcode where the average property price stands at \u00a31.49m, a premium of 54.5% compared to Westminster as a whole.<\/p>\n

The SW13 postcode, home to both St Paul\u2019s School and Harrodian, commands an average house price of \u00a31.32m, 46.7% above the Richmond upon Thames average of \u00a3818,949.<\/p>\n

Queen\u2019s Gate School also ranks amongst the most expensive private school locations, with homes across the SW7 postcode averaging \u00a31.97m, a 44.9% premium compared to Kensington and Chelsea as a whole.<\/p>\n

Highgate School and Channing School follow, with the N6 postcode commanding an average house price of \u00a3980,970, 42.9% higher than the wider Haringey average, while homes across HA6 surrounding St Helen\u2019s School and Northwood College for Girls are 41.5% more expensive than the Hillingdon average.<\/p>\n

City of London School for Girls also sits within one of the capital\u2019s strongest private school property markets, with homes across EC2 averaging \u00a31.07m, 40.2% above the wider City of London average.<\/p>\n

Marc von Grundherr, Director of Benham and Reeves, commented:<\/h2>\n

\u201cLondon\u2019s leading private schools have an international reputation and attract families from across the world, many of whom will relocate specifically to secure the education they want for their children.<\/p>\n

Unlike the state school market, this isn\u2019t necessarily about being inside a particular catchment area. It\u2019s about convenience, lifestyle and being close enough to make the school run practical, particularly for families arriving in London from overseas who may be unfamiliar with the capital.<\/p>\n

That international demand can have a very real influence on the surrounding property market, particularly around the very best-known schools where families are often prepared to pay a significant premium for the right home in the right location.<\/p>\n

We also see a considerable rental market associated with this demand. Many international families will initially rent close to their chosen school while they settle into London and get a feel for the neighbourhood before committing to a purchase.<\/p>\n

For these buyers, renting first provides an opportunity to understand everything from the school run and transport links to the restaurants, parks and wider lifestyle a particular area offers. Once they are established and confident in their chosen location, many then move into the sales market, helping to support demand across both tenures.\u201d<\/p>\n

\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n
School name<\/th>\nRegional (London) ranking<\/th>\nPostcode district used<\/th>\nPostcode district average adj price<\/th>\nLocal authority area<\/th>\nLA area average price<\/th>\nDifference %<\/th>\n<\/tr>\n<\/thead>\n
Queen\u2019s College, London<\/td>\n36<\/td>\nW1<\/td>\n\u00a31,923,990<\/td>\nWestminster<\/td>\n\u00a3854,198<\/td>\n77%<\/td>\n<\/tr>\n
Westminster School<\/td>\n6<\/td>\nSW1<\/td>\n\u00a31,494,749<\/td>\nWestminster<\/td>\n\u00a3854,198<\/td>\n54.5%<\/td>\n<\/tr>\n
Francis Holland School, Sloane Square<\/td>\n31<\/td>\nSW1<\/td>\n\u00a31,494,749<\/td>\nWestminster<\/td>\n\u00a3854,198<\/td>\n54.5%<\/td>\n<\/tr>\n
St Paul\u2019s School<\/td>\n1<\/td>\nSW13<\/td>\n\u00a31,317,645<\/td>\nRichmond upon Thames<\/td>\n\u00a3818,949<\/td>\n46.7%<\/td>\n<\/tr>\n
Harrodian<\/td>\n35<\/td>\nSW13<\/td>\n\u00a31,317,645<\/td>\nRichmond upon Thames<\/td>\n\u00a3818,949<\/td>\n46.7%<\/td>\n<\/tr>\n
Queen\u2019s Gate School<\/td>\n50<\/td>\nSW7<\/td>\n\u00a31,974,277<\/td>\nKensington and Chelsea<\/td>\n\u00a31,250,149<\/td>\n44.9%<\/td>\n<\/tr>\n
Highgate<\/td>\n13<\/td>\nN6<\/td>\n\u00a3980,970<\/td>\nHaringey<\/td>\n\u00a3634,444<\/td>\n42.9%<\/td>\n<\/tr>\n
Channing School<\/td>\n25<\/td>\nN6<\/td>\n\u00a3980,970<\/td>\nHaringey<\/td>\n\u00a3634,444<\/td>\n42.9%<\/td>\n<\/tr>\n
St Helen\u2019s School, Northwood<\/td>\n38<\/td>\nHA6<\/td>\n\u00a3723,345<\/td>\nHillingdon<\/td>\n\u00a3474,665<\/td>\n41.5%<\/td>\n<\/tr>\n
Northwood College for Girls GDST<\/td>\n46<\/td>\nHA6<\/td>\n\u00a3723,345<\/td>\nHillingdon<\/td>\n\u00a3474,665<\/td>\n41.5%<\/td>\n<\/tr>\n
City of London School for Girls<\/td>\n7<\/td>\nEC2<\/td>\n\u00a31,071,514<\/td>\nCity of London<\/td>\n\u00a3712,958<\/td>\n40.2%<\/td>\n<\/tr>\n
South Hampstead High School GDST<\/td>\n11<\/td>\nNW3<\/td>\n\u00a31,220,627<\/td>\nCamden<\/td>\n\u00a3833,067<\/td>\n37.7%<\/td>\n<\/tr>\n
University College School<\/td>\n16<\/td>\nNW3<\/td>\n\u00a31,220,627<\/td>\nCamden<\/td>\n\u00a3833,067<\/td>\n37.7%<\/td>\n<\/tr>\n
Merchant Taylors\u2019 School, Northwood<\/td>\n30<\/td>\nHA6<\/td>\n\u00a3723,345<\/td>\nThree Rivers<\/td>\n\u00a3580,120<\/td>\n22%<\/td>\n<\/tr>\n
Bancroft\u2019s<\/td>\n22<\/td>\nIG8<\/td>\n\u00a3608,919<\/td>\nRedbridge<\/td>\n\u00a3495,977<\/td>\n20.4%<\/td>\n<\/tr>\n
Kingston Grammar School<\/td>\n17<\/td>\nKT2<\/td>\n\u00a3728,937<\/td>\nKingston upon Thames<\/td>\n\u00a3594,498<\/td>\n20.3%<\/td>\n<\/tr>\n
Whitgift School<\/td>\n29<\/td>\nCR2<\/td>\n\u00a3474,217<\/td>\nCroydon<\/td>\n\u00a3394,736<\/td>\n18.3%<\/td>\n<\/tr>\n
St John\u2019s Preparatory and Senior School<\/td>\n47<\/td>\nEN2<\/td>\n\u00a3561,523<\/td>\nEnfield<\/td>\n\u00a3471,019<\/td>\n17.5%<\/td>\n<\/tr>\n
Dulwich College<\/td>\n26<\/td>\nSE21<\/td>\n\u00a3693,437<\/td>\nSouthwark<\/td>\n\u00a3582,473<\/td>\n17.4%<\/td>\n<\/tr>\n
Blackheath High School GDST<\/td>\n40<\/td>\nSE3<\/td>\n\u00a3544,286<\/td>\nGreenwich<\/td>\n\u00a3465,132<\/td>\n15.7%<\/td>\n<\/tr>\n
St Augustine\u2019s Priory<\/td>\n39<\/td>\nW5<\/td>\n\u00a3654,397<\/td>\nEaling<\/td>\n\u00a3575,814<\/td>\n12.8%<\/td>\n<\/tr>\n
St Benedict\u2019s School<\/td>\n44<\/td>\nW5<\/td>\n\u00a3654,397<\/td>\nEaling<\/td>\n\u00a3575,814<\/td>\n12.8%<\/td>\n<\/tr>\n
Emanuel School<\/td>\n23<\/td>\nSW11<\/td>\n\u00a3766,939<\/td>\nWandsworth<\/td>\n\u00a3680,105<\/td>\n12%<\/td>\n<\/tr>\n
Mill Hill School<\/td>\n45<\/td>\nNW7<\/td>\n\u00a3675,857<\/td>\nBarnet<\/td>\n\u00a3603,753<\/td>\n11.3%<\/td>\n<\/tr>\n
Godolphin and Latymer School<\/td>\n3<\/td>\nW6<\/td>\n\u00a3797,349<\/td>\nHammersmith and Fulham<\/td>\n\u00a3725,562<\/td>\n9.4%<\/td>\n<\/tr>\n
St Paul\u2019s Girls\u2019 School<\/td>\n4<\/td>\nW6<\/td>\n\u00a3797,349<\/td>\nHammersmith and Fulham<\/td>\n\u00a3725,562<\/td>\n9.4%<\/td>\n<\/tr>\n
Latymer Upper School<\/td>\n8<\/td>\nW6<\/td>\n\u00a3797,349<\/td>\nHammersmith and Fulham<\/td>\n\u00a3725,562<\/td>\n9.4%<\/td>\n<\/tr>\n
Alleyn\u2019s School<\/td>\n10<\/td>\nSE22<\/td>\n\u00a3635,850<\/td>\nSouthwark<\/td>\n\u00a3582,473<\/td>\n8.8%<\/td>\n<\/tr>\n
James Allen\u2019s Girls\u2019 School<\/td>\n19<\/td>\nSE22<\/td>\n\u00a3635,850<\/td>\nSouthwark<\/td>\n\u00a3582,473<\/td>\n8.8%<\/td>\n<\/tr>\n
Colfe\u2019s School<\/td>\n27<\/td>\nSE12<\/td>\n\u00a3478,835<\/td>\nGreenwich<\/td>\n\u00a3465,132<\/td>\n2.9%<\/td>\n<\/tr>\n
City of London School<\/td>\n12<\/td>\nEC4<\/td>\n\u00a3722,096<\/td>\nCity of London<\/td>\n\u00a3712,958<\/td>\n1.3%<\/td>\n<\/tr>\n
King\u2019s College School, Wimbledon<\/td>\n5<\/td>\nSW19<\/td>\n\u00a3616,137<\/td>\nMerton<\/td>\n\u00a3612,681<\/td>\n0.6%<\/td>\n<\/tr>\n
Wimbledon High School GDST<\/td>\n21<\/td>\nSW19<\/td>\n\u00a3616,137<\/td>\nMerton<\/td>\n\u00a3612,681<\/td>\n0.6%<\/td>\n<\/tr>\n
Notting Hill and Ealing High School GDST<\/td>\n20<\/td>\nW13<\/td>\n\u00a3574,521<\/td>\nEaling<\/td>\n\u00a3575,814<\/td>\n-0.2%<\/td>\n<\/tr>\n
North London Collegiate School<\/td>\n2<\/td>\nHA8<\/td>\n\u00a3516,805<\/td>\nHarrow<\/td>\n\u00a3524,160<\/td>\n-1.4%<\/td>\n<\/tr>\n
Forest School<\/td>\n41<\/td>\nE17<\/td>\n\u00a3513,830<\/td>\nWaltham Forest<\/td>\n\u00a3522,743<\/td>\n-1.7%<\/td>\n<\/tr>\n
Francis Holland School, Regent\u2019s Park<\/td>\n37<\/td>\nNW1<\/td>\n\u00a3814,367<\/td>\nWestminster<\/td>\n\u00a3854,198<\/td>\n-4.8%<\/td>\n<\/tr>\n
Sydenham High School GDST<\/td>\n49<\/td>\nSE26<\/td>\n\u00a3462,845<\/td>\nLewisham<\/td>\n\u00a3491,259<\/td>\n-6%<\/td>\n<\/tr>\n
Eltham College<\/td>\n24<\/td>\nSE9<\/td>\n\u00a3476,023<\/td>\nBromley<\/td>\n\u00a3518,235<\/td>\n-8.5%<\/td>\n<\/tr>\n
St Dunstan\u2019s College<\/td>\n33<\/td>\nSE6<\/td>\n\u00a3449,723<\/td>\nLewisham<\/td>\n\u00a3491,259<\/td>\n-8.8%<\/td>\n<\/tr>\n
Trinity School, Croydon<\/td>\n18<\/td>\nCR0<\/td>\n\u00a3360,727<\/td>\nCroydon<\/td>\n\u00a3394,736<\/td>\n-9%<\/td>\n<\/tr>\n
Bromley High School GDST<\/td>\n43<\/td>\nBR1<\/td>\n\u00a3465,401<\/td>\nBromley<\/td>\n\u00a3518,235<\/td>\n-10.7%<\/td>\n<\/tr>\n
Sutton High School GDST<\/td>\n42<\/td>\nSM1<\/td>\n\u00a3399,489<\/td>\nSutton<\/td>\n\u00a3446,775<\/td>\n-11.2%<\/td>\n<\/tr>\n
Putney High School GDST<\/td>\n14=<\/td>\nSW15<\/td>\n\u00a3603,081<\/td>\nWandsworth<\/td>\n\u00a3680,105<\/td>\n-12%<\/td>\n<\/tr>\n
Ibstock Place School<\/td>\n34<\/td>\nSW15<\/td>\n\u00a3603,081<\/td>\nWandsworth<\/td>\n\u00a3680,105<\/td>\n-12%<\/td>\n<\/tr>\n
Surbiton High School<\/td>\n28<\/td>\nKT1<\/td>\n\u00a3523,605<\/td>\nKingston upon Thames<\/td>\n\u00a3594,498<\/td>\n-12.7%<\/td>\n<\/tr>\n
Radnor House, Twickenham<\/td>\n48<\/td>\nTW1<\/td>\n\u00a3711,150<\/td>\nRichmond upon Thames<\/td>\n\u00a3818,949<\/td>\n-14.1%<\/td>\n<\/tr>\n
Harrow School<\/td>\n32<\/td>\nHA1<\/td>\n\u00a3427,979<\/td>\nHarrow<\/td>\n\u00a3524,160<\/td>\n-20.2%<\/td>\n<\/tr>\n
Lady Eleanor Holles<\/td>\n9<\/td>\nTW12<\/td>\n\u00a3631,335<\/td>\nRichmond upon Thames<\/td>\n\u00a3818,949<\/td>\n-25.9%<\/td>\n<\/tr>\n
Hampton School<\/td>\n14=<\/td>\nTW12<\/td>\n\u00a3631,335<\/td>\nRichmond upon Thames<\/td>\n\u00a3818,949<\/td>\n-25.9%<\/td>\n<\/tr>\n
<\/td>\n<\/tr>\n
London est overall average and top 50<\/strong><\/td>\n–<\/strong><\/td>\n–<\/strong><\/td>\n\u00a3712,486<\/strong><\/td>\n–<\/strong><\/td>\n\u00a3553,870<\/strong><\/td>\n25.1%<\/strong><\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n
Top 50 London private school rankings sourced from The Times.
\nPostcode house price data sourced from PropertyData. Wider local authority data sourced from the UK House Price Index.
\nPostcode district house prices compared against the average house price across the wider local authority.<\/div>\n","protected":false},"excerpt":{"rendered":"

The latest research from London lettings and estate agent, Benham and Reeves, has revealed that homes located close to some of the capital\u2019s highest-ranking private schools command substantial premiums, with property values sitting as much as 77% above the wider local authority average. Benham and Reeves analysed the average house price across the postcode districts … <\/p>\n

Continue reading “Homes near London\u2019s top private schools command premiums of up to 77%”<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":2269,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[463],"tags":[],"class_list":["post-2268","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-london-property-market"],"acf":[],"_links":{"self":[{"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/posts\/2268","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/comments?post=2268"}],"version-history":[{"count":2,"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/posts\/2268\/revisions"}],"predecessor-version":[{"id":2271,"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/posts\/2268\/revisions\/2271"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/media\/2269"}],"wp:attachment":[{"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/media?parent=2268"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/categories?post=2268"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.benhams.com\/press-release\/wp-json\/wp\/v2\/tags?post=2268"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}