Portico’s latest research reveals exactly how much more you’re likely to spend on a home near top-rated schools.
The report shows that there are 342 state-funded primary schools rated as ‘outstanding’ by Ofsted in London. This means that the capital has the highest number of top-rated primary schools out of all the regions in the UK.
The top boroughs in London for choice of ‘outstanding’ state-funded primary schools include:
- Barnet (24 ‘outstanding’ schools)
- Richmond upon Thames (20)
House prices across London’s outstanding schools compared
Portico has also analysed the property prices of areas surrounding all 342 ‘outstanding’ primary schools in the 32 London boroughs:
- Barking and Dagenham in east London offers the best value for money, with average property prices at £307,463. There are three ‘outstanding’ primary schools in the borough.
- Kensington and Chelsea ranks as the most expensive borough, with an average property price of £1,739,268. There are fourteen ‘outstanding’ primary schools in this borough.
Portico London estate agents table below shows the number of ‘outstanding’ state-funded primary schools per London borough, plus the average cost of living near an ‘outstanding’ school in the area:
|Borough||No. of Outstanding Schools||Average Property Price|
|Barking and Dagenham||3||307,463|
|Kingston upon Thames||8||680,501|
|Richmond upon Thames||20||826,340|
|Hammersmith and Fulham||11||878,433|
|Kensington and Chelsea||14||1,739,269|
Drilling down to specific schools and areas within the London boroughs
Portico has also looked at individual ‘outstanding’ schools to find the best local bargains. The results show:
- The winner is Hounslow in Greater London, which is home to ‘outstanding’ Edward Pauling Primary school. The average price of a house here is just £233,615.
- A close second was Beavers Community Primary School in Hounslow, which has an average price-tag of £247,571.
- Third was St Stephen’s Catholic Primary School in Bexley, where the average property price is £269,453.
On the other end of the scale, London’s most expensive catchments ranked as:
1. Westminster’s St Peters Eaton Square Corn Primary School on Lower Belgrave Street – £3,184,794.
2. Kensington and Chelsea’s Christ Church CofE Primary School on Robinson St, Chelsea – £2,589,755.
3. Camden’s Primrose Hill School on Princess Rd in Primrose Hill – £2,573,738.
Fiona Veitch, Portico’s Marketing Director, says: “Each year, parents across the nation fight to get their children into the right school, and we see many families moving purely to be in the catchment area of a specific school.
“According to our research, the average property price of a London home in the neighbouring area of an ‘outstanding’ state-funded primary school costs £693,849. Compared to the average London property price of £618,587, this means parents will pay a huge premium of £75,262 to give their kids the best start in life.
“Living near a state-funded primary school with an Ofsted ‘needs improvement’ rating costs even less. In fact, the average property price near a school that ‘needs improvement’ costs £540,638 – which is over 22% cheaper, or over £150,000, less than an ‘outstanding’ school area.
“Despite there being such a strong correlation between house prices and top-rated schools, we hope our research will help the parents who are looking to move to an ‘affordable’ area near a top-rated school see what options are available to them.”
Portico’s table below shows the top 20 most affordable areas surrounding London’s ‘outstanding’ primary schools:
|Local Authority Area||Provider Name||School address||Average property price|
|Hounslow||Edward Pauling Primary School||Redford Cl, Feltham TW13 4TQ||233,615|
|Hounslow||Beavers Community Primary School||Arundel Rd, Hounslow TW4 6HR||247,571|
|Bexley||St Stephen’s Catholic Primary School||Ruskin Ave, Welling DA16 3QG||269,453|
|Greenwich||Cardwell Primary School||118 Frances St, Woolwich, London SE18 5LP||276,786|
|Ealing||Gifford Primary School||Greenhill Gardens, Northolt UB5 6BU||277,079|
|Sutton||St Elphege’s RC Infants’ School||Mollison Dr, Roundshaw, Wallington SM6 9HY||281,000|
|Sutton||St Elphege’s RC Junior School||Mollison Dr, Roundshaw, Wallington SM6 9HY||281,000|
|Greenwich||Heronsgate Primary School||Whinchat Rd, London SE28 0EA||285,143|
|Greenwich||Hawksmoor School||Bentham Rd, Thamesmead, London SE28 8AS||293,172|
|Barking and Dagenham||William Ford CofE Junior School||Ford Rd, Dagenham RM10 9JS||299,900|
|Havering||St Ursula’s Catholic Junior School||Straight Rd, Romford RM3 7JS||301,678|
|Barking and Dagenham||The St Teresa Catholic Primary School||Bowes Road, Dagenham, Essex, RM8 2XJ||301,739|
|Hounslow||Feltham Hill Infant and Nursery School||Bedfont Rd, Feltham TW13 4LZ||309,675|
|Tower Hamlets||Bonner Primary School||Stainsbury Street, Bethnal Green, London E2 0NF||312,825|
|Barking and Dagenham||Warren Junior School||Gordon Rd, Dagenham, Romford RM6 6DA||320,750|
|Brent||St Joseph’s RC Infant School||Waverley Avenue, Wembley, HA9 6TA||328,972|
|Richmond upon Thames||St James’s Roman Catholic Primary School||260 Stanley Rd, Twickenham TW2 5NP||329,475|
|Southwark||Phoenix Primary School||Marlborough Grove, London SE1 5JT||330,675|
|Lewisham||Downderry Primary School||Downderry Road Bromley BR1 5QL||332,795|
|Tower Hamlets||Old Palace Primary School||St Leonard’s St, Bromley By Bow, London E3 3BT||335,190|