Where to find great schools and affordable homes in London

The words “affordable” and “London” are rarely seen in the same sentence, especially when it comes to property prices.

That is exacerbated when introducing the capital’s best schools into the equation.

Many wealthy parents have elbowed their way into catchment areas of the most popular schools, pushing up the local house prices in their wake. However, a close examination of the locations of London’s “outstanding”-rated secondary schools shows that there are pockets of value nearby to be uncovered.

Analysis by estate agency Knight Frank has pinpointed these affordable hotspots with great schools.

To identify the areas offering a discount, it looked at London secondary schools which are rated outstanding and compared the average sale price of a property within 1km of the respective postcode to the local authority average.

Morden: Harris Academy

Average price in SM4 £429,003; 27pc lower than Merton average

Morden is valued for being somewhere that it is possible to guarantee a seat on the Tube during the morning rush hour (it is the first stop on the Northern Line).

Tobacco merchant Gilliat Hatfeild gave his home and 125-acre park to the National Trust which acts as a green lung for the area. The area attracts families who have been priced out of Wimbledon and Raynes Park.

Bromley: Bonus Pastor Catholic College

Average price in BR1 £398,210; 21pc lower than Bromley average

Taking in the Victorian houses and cottages of Bromley North Village (which is sometimes referred to as Old Town), Edwardian properties in Sundridge Park, and large detached houses in Bickley, the area that lies between Bromley and Chislehurst has long been a magnet for families.

Carly Holbrook, of estate agency Winkworth, said: “We have noticed, post-pandemic, more families moving here from London postcodes.”

Prices for large family homes range from between £600,000 to £1.5m.

“Schools are a big draw, with 90pc of local schools having a high Ofsted rating,” she added.

“The lifestyle is good with attractive surroundings, historic buildings in the town centre, extensive green spaces and good leisure facilities. You can see why families really want to move here.”


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