Families seeking proximity to London’s most prestigious private schools are paying property premiums of more than 60% compared with their wider borough averages, new research shows.
Analysis by estate agency Benham and Reeves found that the steepest uplift is in Westminster’s SW7, home to Caelum House School, where the average property costs £2.01 million – 64% higher than the borough’s £1.03 million benchmark.
Also in Westminster, W1B, location of Eifa International School, records an average of £1.92 million, about 60% above the borough average.
In Barnet, NW11 – home to Wentworth College and three other independent schools – properties average £978,633, a 50% premium against the borough’s £586,594 figure.
PREMIUM HOTSPOTS
Richmond upon Thames shows a similar pattern: in SW13, where the Swedish School and The Harrodian are based, homes average £1.37 million, almost 50% higher than the borough’s £825,299.
Other premium hotspots include Camden’s NW3, with four independent schools, where the £1.33 million average is 41% higher than the borough’s £876,065, and Kensington and Chelsea’s SW7 and W8, which carry uplifts of 31% and 30% respectively.
Even outside London’s prime central districts, the pattern persists. In Croydon’s CR8 — home to Abingdon House School Purley — average property values of £548,164 are 30% above the borough average of £405,271.
The figures underline the extent to which access to elite private schools continues to distort London’s housing market, with demand for proximity fuelling premiums that in some districts exceed £1 million.
SUBSTANTIAL UPLIFTS
Marc von Grundherr, Director of Benham and Reeves, says: “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.”
RENTAL DEMAND
And he adds: “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.”
