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Homes under £500k near some of London’s best primary schools

WE all want to give our children the best possible education, but living close to a high-performing school comes at a price. The hefty premiums that homes in sought-after catchment areas command is highlighted in new research from estate agency Portico. It reveals that the average property value near one of the capital’s 342 outstanding state primary schools is £693,849, some £75,000 more than the average London price of £618,587.

In Barnet, which lays claim to 24 primaries judged outstanding by Ofsted — more than in any other borough — the average home costs £649,793. In Richmond upon Thames, which has 20, you’ll pay £826,340. Kensington And Chelsea is the most expensive location of all, where well-heeled buyers have to fork out an average of nearly £1.74m to be in the vicinity of one of the 14 top-rated schools.

However, do your homework and there are bargains to be found. Looking at prices around specific schools rather than across the boroughs as a whole, Portico discovered that Hounslow is the cheapest place to buy in, followed by Bexley, Greenwich and Ealing. We’ve taken the stress out of house-hunting and picked a family home for sale in the most affordable areas surrounding an outstanding primary. They’re all on the market for less than £500,000 — well below the London average — but you’ll have to move fast to be in before the January 15 deadline for applications for a school place in September 2020.


School: St Elphege’s Catholic Infants & Junior, Wallington, SM6 (borough: Sutton)

Average local property price: £281,000

For sale: Three-bed house, £475,000 (pictured top)

One of the two reception rooms in this good-sized semi could double up as a playroom, and it also has a kitchen, a single and two double bedrooms, a tiled bathroom, garden with patio area and a garage,


School: St James’s Roman Catholic Primary, Twickenham, TW2 (borough: Richmond upon Thames)

Average local property price: £329,475

For sale: Three-bed flat, £425,000

Snap up this roomy apartment, on a cul-de-sac close to Twickenham Green, and you won’t need so much as a paintbrush as it’s been fully modernised and renovated throughout. Comes with a long lease and no chain,

Tower Hamlets

School: Bonner Primary, Bethnal Green, E2 (borough: Tower Hamlets)

Average local property price: £312,825

For sale: Three-bed flat, £480,000 Arranged over two floors and with a living room which opens out into a private garden, this modern home feels more like a house than a flat. Mile End Park, Victoria Park and the V&A Museum Of Childhood are all nearby,


School: William Ford C of E Junior, Dagenham, RM10 (borough: Barking and Dagenham)

Average local property price: £299,900

For sale: Four-bed house, £425,000

With easy access to the District Line, a kitchen/diner, separate living room, tons of storage, a master bedroom suite occupying the entire top floor and garden, this mid-terraced house is ideal,


School: Edward Pauling Primary, Feltham, TW13 (borough: Hounslow)

Average local property price: £233,615

For sale: Three-bed house, £425,000

A spacious end-of-terrace with an open-plan layout — handy for keeping an eye on the kids while they’re doing their homework — and a back garden with plenty of room to kick a ball around,


School: St Stephen’s Catholic Primary, Welling, DA16 (borough: Bexley)

Average local property price: £269,453

For sale: Three-bed house, £465,000

The 100ft-long garden is just one of the plus points of this extended semi, which has the potential to convert the garage into extra accommodation, subject to planning consent,


School: St Ursula’s Catholic Junior, Romford, RM3 (borough: Havering)

Average local property price: £301,678

For sale: Four-bed house, £450,000

You’ll have no excuse for being late to class as this extended semi is moments from the school gates. Wheelchair access with a ground floor bedroom and bath, a second bathroom and garden,


School: St Joseph’s Catholic Infant, Wembley, HA9 (borough: Brent)

Average local property price: £328,972

For sale: Three-bed house, £480,000

If you’re after a home that’s move-in ready, look no further than this newly-renovated semi. Has a living room, dining room, modern kitchen, cloakroom and a sunroom that could easily be used as a play area,


School: Gifford Primary, Northolt, UB5 (borough: Ealing)

Average local property price: £277,079

For sale: Three-bed house, £400,000

Located in a quiet residential street, this end-of-terrace house is literally a minute’s walk from Northala Fields, a park with two playgrounds, model boating and fishing lakes, wildlife ponds and a café,


School: Cardwell Primary, Woolwich, SE18 (borough: Greenwich)

Average local property price: £276,786

For sale: Three-bedroom house, £425,000

As well as being convenient for the school, this handsome Edwardian terrace is close to the town centre, Woolwich Dockyard and Woolwich Arsenal station. Has a new boiler and boasts a south-facing garden,