A higher cost of living and more uncertain economic environment, combined with a possible hike in fees should tax exemptions be removed from private schools, has seen the clamour for grammar schools grow.  

But while they often top the list of ‘most wanted’ schools for parents, and there’s tough competition for places, our analysis suggests that because most grammar schools don’t have fixed catchment areas they also don’t necessarily come with higher house prices. 

In fact, of the 95 areas in England that have grammar schools, more than half (54%) are cheaper than their county average and only 25 have a house price premium of 10% or more. 

This is a huge difference to the high premiums we know are associated with proximity to top-performing state schools. Previous analysis tells us that the cumulative cost of paying school fees outweighs the house price premium that comes with living close to a high-performing, non-selective state secondary school.

Where are premiums to live near grammar schools highest?

A move from London to Kent is a clear trend among buyers as it offers 42 grammar schools, the most of any English county, followed by Lincolnshire (15) and London (14). 

But, the premium buyers pay varies, even within individual counties. Those looking to purchase a home in Maidstone, Kent, which is home to four grammar schools, will pay on average £356,873 – 10% lower than the county average. 

However, those who look to buy a home in Tunbridge Wells, also in Kent, can expect to pay on average 36% more than the average house price in the county. 

Gainsborough, Lincolnshire, is the most affordable grammar school location. Average house prices here are below the UK average at £148,464 (36% below the Lincolnshire average). Gainsborough is followed by Trent Vale (Staffordshire) and Halifax (West Yorkshire). 

Meanwhile Hampstead Garden Suburb in London – home to Henrietta Barnett School – is the most expensive grammar school location to live, with house prices averaging £1,023,256 (42% more than the local authority average). 

The biggest premium of all can be found in Altrincham, home to four grammar schools, where homes cost £511,339– double the Manchester average. 

Wherever you set your sights, it’s certainly a gamble to move for a school with a competitive entrance exam. Parents would be well advised to locate themselves where there is a range of options, whether independent or state.

Further information

Contact Frances McDonald