Where to buy near London’s best state schools

Where to buy near London’s best state schools:the well-connected areas that are home to the capital’s top-performing secondary schools.

Parents who want to get their child into a top state secondary school and make a profitable move should start their homework here…

Parents will go to almost any lengths to win a place at a top-performing state secondary school for their 11 year-olds.

Some have been known to use a fake address, others rediscover religion as a route to a place in a highly rated faith school. Still more employ private tutors to give their child an advantage, while for many, moving house and paying the premium for a home near an esteemed London secondary school seems a small sacrifice.

An exclusive study today says homes with three or more bedrooms in the immediate vicinity of such schools range widely in price, from an average £2.84 million near the Ofsted “outstanding” Ark King Solomon Academy in Marylebone, to £406,000 for a house near the equally highly rated Wilson’s boys’ school in Wallington, Sutton.


Most top-performing secondaries are selective and highly competitive, but buying close by isn’t as costly as moving to the catchment areas of top primaries.

And it is possible for children to sit autumn entrance exams wherever they live, so their parents only need commit to moving if they pass.

For parents of girls, Townley Grammar School in Bexleyheath, south-east London, has the most affordable surrounding properties, the Hamptons International study shows, at an average £447,000.

School Name-Area-Last Ofsted Rating-Price of a family home
The Henrietta Barnett School-Barnet-outstanding-£1,370,384
Queen Elizabeth’s School-Barnet-outstanding-£650,090
St Michael’s Catholic Grammar School-Barnet-outstanding-£764,910
Wallington High School for Girls-Sutton-good-£593,221
Woodford County High School-Redbridge-outstanding-£647,401
St Olave’s and St Saviour’s Grammar School-Bromley-outstanding-£435,122
Tiffin School-Kingston Upon Thames-outstanding-£724,599
The Latymer School-Enfield -outstanding-£356,951
The Tiffin Girls’ School-Kingston Upon Thames-outstanding-£929,948
Nonsuch High School for Girls-Sutton-good-£659,948
Sutton Grammar School-Sutton-outstanding-£411,157
Wallington County Grammar-School-Sutton-good-£431,703
Newstead Wood School-Bromley-outstanding-£508,180
Wilson’s School Sutton-outstanding-£406,481
Townley Grammar School-Bexley-outstanding-£446,618
Ilford County High School-Redbridge-outstanding-£435,400
Ark King Solomon Academy-Camden-outstanding-£2,847,977
Beths Grammar School-Bexley-outstanding-£472,708
Chislehurst and Sidcup Grammar School-Bexley-good-£489,303
Sacred Heart High School-Hammersmith and Fulham-outstanding-£1,603,038

Peter Waters, director of Cromwells estate agents, says its easy to see when Wilson’s and Wallington’s other top schools, Wallington County Grammar (boys) and Wallington High (girls) have open days and entrance exams.

“The traffic is awful, people come from all over to try for a place.” Wilson’s families favour Wallington’s Thirties Chase Estate, where a three-bedroom terrace costs about £425,000.

Local four-bedroom detached homes start at £700,000 and Wallington has good commuter links, with trains to London Bridge from 34 minutes and Victoria in under 40 minutes. An annual season ticket costs £2,208.

For buyers with a little more to spend, Bromley choices include St Olave’s and St Saviour’s Grammar School, Orpington, where 96 per cent of pupils go on to further education. A home near the school costs an average £485,122.


If you don’t fancy living beyond the Tube network, you’ll have to dig deeper. Homes near Queen Elizabeth’s School for boys in High Barnet, which is on the Northern line in Zone 5, cost an average of £650,000.

St Michael’s Catholic Grammar School, in Finchley, is a couple of stops closer to town, again on the Northern line but in Zone 4, and the average house price is £765,000.

Parents who can stretch this bit further to buy a house do so because an average private day school place now costs £15,500 per child per year, meaning private secondary education for two children comes in at £217,000.

Top performer in today’s study is The Henrietta Barnett School, for girls, in Hampstead Garden Suburb. The average price of a cottage-style house in The Suburb, as locals call it, is £1.37 million, with no convenient Tube station.

Golders Green, on the Northern line in Zone 3, is a 10-15 minute walk away and local streets are gridlocked with traffic at rush hour as a result.

However, the district has a leafy feel, independent cafés and boutiques, and the prestige of Henrietta Barnett’s outstanding results. All of its pupils get English and maths GCSEs at grade C or above, and 91 per cent go on to further education.

Because Henrietta Barnet is a selective school without a tight catchment area, homes nearby don’t automatically cost far more than those a mile or so away. Nick Mayhead, manager of Foxtons, says £800,000-£825,000 will buy a typical three-bedroom semi.


For families looking for capital growth potential, Townley would be a good choice. Bexleyheath prices have soared 16 per cent in the last year, and 45 per cent in five years, says today’s report.

Homes near Newstead Wood School, also for girls, in Orpington, have risen an impressive 15 per cent in price in a year to £508,180 and 53 per cent in five years.

The best five-year performers are homes near The Tiffin Girls’ School, in Kingston, where prices rose 65 per cent to an average £929,948.

Today’s report is from Hamptons research analyst David Fell, who says that whatever the economic climate, a top-performing school will always attract buyers into an area.

“House values in these areas are not likely to go down,” he adds.

Carol Lewis

Carol Lewis is a respected property journalist with an enthusiasm for anything to do with property. She is the senior member of the Estate Agents London News journalist team but also writes for other respected magazines and newspapers. Her background is in property, investments and video production. Carol has worked on publicity campaigns for a large number of organisations but now runs this not-for-profit blog. Her main aims are to educate the public and drive up standards in estate agency.

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