As the well-worn adage suggests, when it comes to buying property there are only three things that matter. The location, the location and the location. Except, that is, in spring, when another adage comes into play: education, education and education.

Spring is when the senior school entrance results are announced. From that moment, the race is on for parents to buy a new house within striking distance of their chosen school. And not only to buy it, but to be able to move in by mid-September, in time for the start of the Michaelmas school term.

Clearly, this has an effect on the market. In our Haywards Heath office alone, the availability of school places has fuelled over two thirds of the sales agreed since 1 April. It also affects prices: a good example is property within the catchment area of Cranbrook School in Kent. With its acres of playing fields, rugby and cricket pitches, historic buildings on a handsome campus, and boys and girls dressed in uniform, Cranbrook looks like a public school. But if you own a house within six miles of the gates, your child can attend free of charge. Consequently, identical houses less than a mile apart, one within the catchment area and one outside, can vary in price considerably.

However, just like spring itself, the buying season for this group of parents does not last long. If you're planning to put your home on the market and it's in the catchment area for a good school, don't wait. If it's not available to view now, you could well miss out. Just think education, education, education.

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