London’s private school postcodes command hefty premiums
The 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 £2.01m, some 64% higher than the wider borough average of £1.03m. Also in Westminster, W1B – home to Eifa International School – records an average price of £1.92m, 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 £1.37m, 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 £1.33m, 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 £2.01m, a 31.5% premium over the borough’s £1.46m 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.”
Data tables and sources
- School postcode house price data sourced from PropertyData.
- Wider borough average house price sourced from the Gov UK House Price Index.
- View full data tables and sources online here.