The cost of living near Ofsted’s top-rated schools in Hackney, Tower Hamlets, Lewisham and Croydon

Housing costs in the catchment of an Ofsted ‘Outstanding’ school. Pic: Portico

Hackney, Tower Hamlets Lewisham and Croydon are some of the best places to live in London and also some of the most popular, but this popularity comes at an extra cost according to estate agent Portico.

The four boroughs hold some of the highest recorded outstanding schools in the capital which therefore increases the value of a property nearby.

The estate agency has analysed Ofsted data to put a price on education.

Fiona Veitch, Marketing Director of Portico, told East London Lines: “Each year, parents across the nation fight to get their children into the right school, and we see many families moving purely to be in the catchment area of a specific school, and even renting in a desired catchment area just to help their case.

“According to our research, the average London house price near an ‘outstanding’ state primary school is £693,849. This is a whopping £75,262 more than the average London house price, which stands at £618,587.”

Portico’s research shows that the price you pay to live near one of these outstanding schools can vary widely across Hackney, Tower Hamlets, Lewisham and Croydon. Buying a house in London isn’t easy but the property prices aren’t all that surprising.

Schools with the highest Ofsted rating will undoubtedly come at an extra price, even as much as £150,000.

Each borough will also play a big factor in the property price. The average property price to stay in the catchment of an outstanding school can range from £468,428 in Croydon to £634,465 in Hackney.

Hackney has the highest average living cost as it has the highest amount of outstanding schools of the four boroughs, with a total of 17. Croydon ranked the lowest with only seven outstanding schools which explains the lowest average cost price.

Lewisham ranked second with 16, and an average property cost of £553,360. 

Tower Hamlets ranked third with 13 outstanding schools and an average property cost of £474,745.


Park Hill Infant SchoolStanhope Rd, Croydon CR0 5NS£370,680
St Joseph’s RC Junior SchoolWoodend, London SE19 3NU£420,305
Rockmount Primary SchoolChevening Rd, London SE19 3ST£421,857
St John’s C of E Primary SchoolSpring Park Rd, Croydon CR0 5EL£429,819
Beaumont Primary SchoolOld Lodge Lane, Purley CR8 4DN£497,156
Coulsdon C of E Primary School93 Grange Rd, Bermondsey SE1 3BW£515,234
Woodcote Primary SchoolDunsfold Rise, Coulsdon CR5 2ED£623,945

Tower Hamlets

Bonner Primary SchoolStainsbury Street, Bethnal Green E2£312,825
Old Palace Primary SchoolSt Leonard’s St, Bromley By Bow E3£335,190
Bigland Green Primary SchoolBigland St, Shadwell E1£371,164
Globe Primary SchoolGawber St, Bethnal Green, E2£381,796
Mayflower Primary SchoolUpper North St, Poplar E14£400,609
Blue Gate Fields Junior SchoolKing David, London E1£436,609
Mowlem Primary SchoolBishops Way, London E2£438,204
St Agnes RC Primary SchoolRainhill Way, Bromley E3£438,870
Smithy Street Primary SchoolSmithy St, Stepney Green, E1£448,703
Thomas Buxton Primary SchoolBuxton St, Whitechapel, E1£478,934
Cyril Jackson Primary SchoolLimehouse Causeway, Poplar E14£618,880
Virginia Primary SchoolVirginia Rd, Shoreditch E2£648,392
St Paul’s Whitechapel C of E Primary SchoolWellclose Square, London E1£861,933


Downderry Primary SchoolDownderry Rd, Bromley BR1£332,795
St John Baptist Southern C of E Primary SchoolBeachborough Rd, Bromley BR1£381,000
Paden Primary School392 Lewisham High St, London SE13£398,203
Brindishe Green SchoolBeacon Rd, Hither Green SE13£413,254
Holy Cross Catholic Primary SchoolCulverley Road, Catford SE6 2LD£429,347
Eliot Bank Primary SchoolThorpewood Ave, Sydenham, SE26£435,462
Torridon Primary SchoolHazelbank Rd, London SE6£506,224
Kilmorie Primary SchoolKilmorie Rd, Forest Hill SE23£508,647
John Stainer Community Primary SchoolSt Asaph Rd, Brockley SE4£516,861
Gordonbrock Primary SchoolAmyruth Rd, London SE4£561,681
Brindishe Manor SchoolLeahurst Rd, London SE13£570,980
Brindishe Lee SchoolWantage Rd, Lee SE12£579,234
St Margaret’s Lee C of E Primary SchoolLee Church St, Blackheath SE13£589,701
Stillness Infant SchoolBrockley Rise, London SE23£614,353
John Ball Primary School20 Southvale Rd, Blackheath SE3£723,269
All Saints’ C of E Primary School2 Blackheath Vale, Blackheath SE3£1,292,750


St John the Baptist Voluntary Aided C of E Primary SchoolCrondall St, London N1£438,774
Holmleigh Primary SchoolDunsmure Rd, London N16£456,154
Momingside Primary SchoolChatham Pl, London E9£504,452
St John and St James C of E Primary SchoolIsabella Rd, London E9£522,358
Grazebrook Primary SchoolLordship Rd, Stoke Newington N16£536,750
Kingsmead Primary SchoolKingsmead Way, Homerton E9£544,683
Holy Trinity C of E Primary SchoolBeechwood Rd, Dalston E8£551,787
Woodberry Down Community Primary SchoolWoodberry Grove, Harringay N4£593,292
Shoreditch Park Primary School113 Bridport Pl, London N1£599,929
William Pattern Primary SchoolStoke Newington Church St, Stoke Newington N16£663,532
Springfield Community Primary SchoolCastlewood Rd, London N16£716,731
Our Lady and St Joseph Catholic Primary SchoolBuckingham Rd, London N1£718,070
Queensbridge Primary SchoolBuckingham Rd, Dalston N1£746,507
Orchard Primary SchoolHolcroft Rd, South Hackney, E9£749,706
St. Paul’s With St. Michael’s C of E Primary School57a Brougham Rd, London E8£749,923
Jubilee Primary SchoolFiley Ave, Cazenove N16£774,420
London Fields Primary SchoolWestgate St, London E8£927,573

Despite the fact that Hackney has the highest amount of outstanding schools, Lewisham has the single highest average property value for one school, All Saints’ Church of England Primary School at an average property cost of £1,292,750. That’s over £350,000 more expensive than Hackney’s highest singular property cost at £927,573 for London Fields Primary School.

Statistics to date show that for the boroughs of Hackney, Lewisham and Croydon you can be paying anything between £67,591-£113,772 extra housing price just to live in the catchment of an Ofsted ‘outstanding’ school. 

However, according to Zoopla, the average property price to live in Tower Hamlets is £549,800. The average price that Portico has reported to live in the catchment of an outstanding school in this borough is £474,745. This in fact results in a total saving of £75,055 to live near one of its 13 outstanding schools.

There is a definite link between top schools and higher housed price. Nevertheless, on average, parents will pay an average of £75,000 extra expensive just to live within the catchment of an outstanding school.

Veitch added: “This may sound shocking, but the connection between house prices and top-rated schools is long-standing and many parents do consider paying a ‘school premium.'”

Living near a state-funded primary school with an Ofsted ‘needs improvement’ rating will cost less. The average property price near a ‘needs improvement’ school will cost £530,638, which is over 22%, or over £150,000 less than an ‘outstanding’ school area. 

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