"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"
- Marc von Grundherr - Benham and Reeves
New analysis shows that homes near some of London’s leading private schools command significant price premiums compared with wider borough averages, in some cases exceeding 60%.
Research from lettings and estate agent Benham and Reeves compared average house prices in postcode districts containing independent schools with borough-wide figures.
In Westminster, the SW7 postcode, home to Caelum House School, records an average price of £2.01 million, 64% higher than the borough average of £1.03 million. Also in Westminster, W1B, where Eifa International School is located, has an average of £1.92 million, a 60% uplift on the borough benchmark.
Barnet’s NW11 stands out with an average price of £978,633, around 50.1% above the borough average of £586,594. The area hosts several schools including Wentworth College, Peninim, Lubavitch Yeshiva Ketanah, and Shiras Devorah High School.
In Richmond upon Thames, SW13, which contains the Swedish School and The Harrodian School, shows an average price of £1.37 million, 49.4% above the borough’s £825,299 average.
Camden’s NW3, where schools such as The Academy School, Maria Montessori School, Gloucester House, and LSI Independent College are located, has an average property value of £1.33 million, 40.8% above Camden’s £876,065 average.
In Kensington and Chelsea, SW7 again features prominently, with schools including St Philip’s School and Lycée Français Charles de Gaulle. Average prices in this postcode sit at £2.01 million, a 31.5% premium on the borough’s £1.46 million. Nearby W8, home to Ashbourne College, records a similar uplift of 30.6%.
Beyond central London, Croydon’s CR8, home to Abingdon House School Purley, shows an average price of £548,164, about 30% higher than the borough average of £405,271.
“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,” said Marc von Grundherr, director at Benham and Reeves. “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.”
