If you’re a parent with young children, it’s likely you keep a close eye on the Ofsted ratings. Schools rated as ‘outstanding’, the highest Ofsted grade, are highly sought after, and homes near these top-rated schools usually come at a premium.
And our latest research has revealed exactly how much that premium is. We have been busy analysing Ofsted data* to put a price on education, revealing the average cost of living in an ‘outstanding’ school zone in each London borough.
For London parents wondering; “where are the outstanding primary schools near me?” we’ve also put together a full list of London’s 515 ‘outstanding’ primary schools, together with the school address and the average property price of living near each of those top-rated schools.
The number of outstanding primary schools per London borough
There are 515 ‘outstanding’, primary schools within 10 miles of central London**, meaning the capital has the highest number of outstanding primary schools out of all the regions in the UK.
The following table reveals the number of ‘outstanding’ primary schools per London borough, plus the average cost of buying a property near an ‘outstanding’ school in the area.
|Borough ||Average House Price ||No of Outstanding Schools |
|Barking and Dagenham || £348,863 ||5 |
|Kingston Upon Thames || £391,065 ||7 |
|Lewisham ||£393,143 ||17 |
|Hounslow ||£395,456 ||16 |
|Barnet ||£416,723 ||36 |
|Croydon ||£422,238 ||14 |
|Ealing ||£434,383 ||15 |
|Sutton ||£446,963 ||8 |
|Brent ||£449,695 ||14 |
|Newham ||£457,248 ||10 |
|Havering ||£468,926 ||9 |
|Haringey || £488,315 ||17 |
|Enfield ||£490,335 ||15 |
|Bexley ||£508,182 ||7 |
|Lambeth ||£525,242 ||24 |
|Hillingdon ||£526,570 ||12 |
|Southwark ||£528,881 ||18 |
|Redbridge ||£538,455 ||21 |
|Tower Hamlets ||£550,321 ||20 |
|Greenwich ||£556,174 ||7 |
|Hackney ||£562,739 ||24 |
|Bromley ||£584,009 ||12 |
|Wandsworth ||£589,572 ||29 |
|Waltham Forest ||£599,509 ||12 |
|Harrow || £612,553 ||16 |
|Islington ||£623,203 ||14 |
|Hammersmith and Fulham ||£670,441 ||21 |
|Merton ||£699,096 ||12 |
|Camden ||£842,236 ||19 |
|City of London ||£873,894 ||2 |
|Richmond ||£894,265 ||27 |
|Westminster || £1,300,338 ||14 |
|Kensington and Chelsea || £1,376,137 ||22 |
As you can see from the table, the north-London borough of Barnet came out top of the class with the most outstanding primaries at 36. The south-London borough of Wandsworth ranked second with 29 outstanding primaries, Richmond upon Thames was third with 27, Hackney and Lambeth joint fourth with 24, and Kensington and Chelsea was fifth with 22.
The boroughs with the least number of outstanding primary schools were Barking and Dagenham and the City of London, though both areas still have several top-rated schools to choose from.
Out of all the London boroughs, east London’s Barking and Dagenham offers the best value for money if parents were looking to buy close to the borough’s ‘outstanding’ schools. Here, parents can expect to pay an average of £348,863 to live near one of the area's five 'outstanding' primary schools.
On the other end of the scale, Kensington and Chelsea ranks as the most expensive borough when it comes to average property prices surrounding the area’s top schools. There are 22 ‘outstanding’ primaries in the royal borough, but to live in the vicinity of one of these schools will set parents back an average of £1,376,137.
The complete list of all 515 outstanding state-school and independent primary schools in London – with average property prices surrounding each school
We have analysed the property prices surrounding all 515 outstanding primary schools in London, to find out which specific school areas are most affordable and which are the most expensive.
As you can see from the table, Barking and Dagenham offers the best value school in the whole of Greater London. The William Ford C of E Junior School in the borough is located in an area where the average house price is £312,250. Following this, Bexley and Havering are the second and third most affordable areas near outstanding primary schools.
Hounslow in Greater London also offers good value for money. The average property price surrounding Hounslow’s ‘outstanding’ Edward Pauling Primary School, located on Redford Close, Feltham, is just £367,560. Living in the immediate area of nearby Beavers Community Primary School in Hounslow was only slightly more expensive, with an average price-tag of £389,158.
When it comes to the most expensive, the Royal Borough of Kensington and Chelsea's came first with Fox Primary School, St Barnabas and St Philip's C of E Primary School and Thomas' Kensington. To live in the nearby area of any of these schools would cost an average of £3,293,056.
Wait, so living near an outstanding school is affordable?
Yes! Though there is a definite link between top schools and higher house prices, our research shows that the price you can pay to live near an ‘outstanding’ school can vary widely across London boroughs. For example, Greenwhich, where the average house price is currently £556,174 includes outstanding primary schools such as Cardwell Primary School, Christ Church of England Primary School and St Peter's Catholic School where the the average house price in these specific school locations is £396,070.
Nevertheless, parents will pay a £75k premium to live near an outstanding 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 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. 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.
Get in touch if you’re looking to buy near London’s outstanding 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.
If you are looking to buy near outstanding schools, we have a huge range of family-friendly properties available in each London borough. Give us a call on 0207 099 4000 to find out more.
Curious as to how much your property is worth? Find out in 60 seconds with our free instant valuation tool https://www.portico.com/valuation/.
Notes on our research
*We have used the latest Ofsted data from 31st March 2021. The data can be found here.
The data analysed presents point-in-time data correct as of 22/09/21. Providers (schools) may have been re-inspected since the data was last updated. Check the provider report page for the latest inspection grade.
To find the average house prices surrounding the schools, we have used Rightmove data (correct as of 22/09/21) to find the average property price within 1/4-mile zone of each ‘outstanding’ school, using properties sold within the last year.