New research has pinpointed the premier location in England for access to high-performing state schools, revealing a powerful link between academic excellence and property values.
The School Performance Champion
Richmond Park has been identified as the leading parliamentary constituency in England for access to top-tier state education. The comprehensive study, conducted by estate agency Savills, analysed academic results and school performance data from the Department for Education across all parliamentary constituencies.
Researchers evaluated average academic attainment at both Key Stage 2 and Key Stage 4 (GCSE level). To determine overall school quality, they calculated the proportion of schools ranking in the top 20% nationally, balanced against those in the bottom 20%.
The London and South East Dominance
The findings reveal a significant regional concentration of educational excellence. Over two-thirds (68%) of areas with the best access to high-performing schools are located within London and the South East.
This educational advantage translates directly into property premiums. Homes situated within the top 10% of school-performance areas command an average premium of 28% above comparable properties in the same region, even after adjusting for typical regional price differences.
Property Premiums in Top Catchment Areas
Richmond Park leads the rankings for both primary and secondary education, with properties in this constituency commanding an average price exceeding £1 million. This represents a substantial 51% premium compared with the broader regional average.
Outside of London, Altrincham and Sale West emerged as the top-performing area for access to both primary and secondary schools. Properties here average more than double the North West region's house prices, standing at 121% higher than the regional average.
Lucian Cook, head of residential research at Savills, commented on the established connection. "There is a well-established link between house prices and access to high-performing schools. Families often judge the desirability of an area by the reputation of its schools, based on a long-term track record, and are willing to pay more to live in the associated catchment areas."
Cook further anticipates this trend will strengthen as private school fees continue to rise, prompting more families to seek places in top-performing state schools. This dynamic is expected to intensify demand for homes near these institutions, driving property prices even higher.
Richmond Park Property Market in Detail
The Savills research placed the average house price in Richmond Park at £1,016,265. According to Rightmove data, the average house price in Richmond as a whole over the past year was £946,655.
The market breakdown shows:
- Flats constituted the majority of properties sold, achieving an average price of £610,970
- Terraced properties sold for an average of £1,095,519
- Semi-detached properties fetched £1,465,116
The research confirms that access to high-quality education remains a potent influence on housing markets across England, creating significant premiums for properties located within the catchment areas of top-performing state schools, particularly in London and its surrounding areas.
