Theresa May is right. State School Property Costs £116k More than the Average Property Price in England

Sep 9, 2016

Theresa May has unveiled plans to shake up the school system by reinstating the grammar school model in an attempt to combat a broken school system, whereby only children from more wealthy families can attend the best state schools due to the higher price of property in each school catchment area.

Although she has come under criticism for the move, leading online estate agent, has found that May’s comments do ring true.

Theresa May is right. State School Property Costs £116k More than the Average Property Price in England

Emoov researched the property price surrounding the top non-selective schools in each region of England and compared these to the average property price in the town or city and country as a whole. The research shows that property surrounding these top state schools’ costs, on average £345,904, £116,521 more than the average house price in England (£229,383).

By Region

Where each region as a whole is concerned and perhaps surprisingly the worst region is the North East, with a difference in price of £125,947. This then drops substantially to an additional £25,332 for a property surrounding the top schools in the South West. The cost of a good state education comes at a similar cost in Yorkshire and Humber (£18,116) with the East Midlands requiring an additional £16,560 per a property. The high price of property all over London means that buying close to a top state school only requires and additional £9,144 on average, falling to just £2,010 around top state schools in the East of England.

However, the good news for homebuyers in the South East, West Midlands and North West is that property surrounding the best state schools is actually cheaper than the average for the local areas at a whole, at £4,437, £6,251 and £17,096 respectively.

By School

The biggest gaps where individual schools are concerned are also dominated by London and the North East.

Theresa May is right. State School Property Costs £116k More than the Average Property Price in England

The Emmanuel College in North East provides the biggest barrier to entry for those families unable to fork out for a pricey property. The average house price surrounding the school in Gateshead is £634,773 compared to the local average of £137,074, a difference of £497,699.  

Property surrounding the Grey Coat Hospital also commands £473,908 more than the average house price across the rest of Westminster, with Carmel College in Darlington completing the top three, also with a difference of £461,284.

All Saints Academy in Stockton-On-Tees (£352,449) and the London Oratory School (£178,179) complete the top five schools where the surrounding property costs more than the average for the area.

It’s no secret that homeownership is spiralling further out of reach of the average homebuyer in England and often one key factor for many looking for a new home, is to safeguard the future of their children’s education.

For those that are unable to afford the luxury of a private school education, the requirement of living in the catchment area for the state school of your choice is a pivotal factor in providing their child with a good education. Unfortunately, this heightened demand for such property has resulted in property prices surrounding many the top state schools exceeding that of the local market.

It has become a social selection in its own right, despite the schools themselves providing no barriers to entry. This has seen those unable to afford to live in a certain catchment area unable to compete with those that can, with their child missing out as a result.

Russell Quirk

Founder & CEO,

Top Non-selective SchoolsRegionHouse Price Surrounding the SchoolLocal Average House PriceDifference (£)Difference (%)
East Midlands     
The Priory Academy LSSTLincoln£167,446£178,420-£10,974-7%
Brooke Weston AcademyGreat Oakley£159,231£186,339-£27,108-17%
The West Bridgford SchoolNottingham£225,818£173,057£52,76123%
The Ecclesbourne SchoolBelper£213,372£213,373-£10%
Outwood Academy PortlandWorksop£213,373£140,700£72,67334%
Rushcliffe SchoolNottingham£225,818£173,057£52,76123%
Caroline Chisholm SchoolNorthampton£233,854£212,302£21,5529%
Dronfield Henry Fanshawe SchoolDronfield£224,285£224,286-£10%
St Mary's Catholic High School, A Catholic Voluntary AcademyChesterfield£150,840£158,507-£7,667-5%
Bishop Stopford SchoolKettering£209,294£197,688£11,6066%
Average £202,333£185,773£16,5608%
East of England     
Dame Alice Owen's SchoolPotters Bar£505,558£504,871£6870%
The Hertfordshire & Essex High School and Science CollegeBishop's Stortford£394,678£412,163-£17,485-4%
Hockerill Anglo-European CollegeBishop's Stortford£394,678£412,163-£17,485-4%
Parmiter's SchoolWatford£393,878£385,772£8,1062%
St Albans Girls' SchoolSt Albans£522,224£505,202£17,0223%
Wymondham CollegeWymondham£253,089£253,089£00%
The Bishop's Stortford High SchoolBishop's Stortford£394,678£412,163-£17,485-4%
Presdales SchoolWare£359,388£374,466-£15,078-4%
St Clement Danes SchoolRickmansworth£610,010£610,010£00%
Harris Academy Chafford HundredGrays£287,662£254,371£33,29112%
Hitchin Girls' SchoolHitchin£405,303£370,740£34,5639%
Roundwood Park SchoolHarpenden£730,636£730,636£00%
Yavneh CollegeBorehamwood£404,742£404,742£00%
Average £435,117£433,107£2,0100%
LondonBoroughAverage School PriceAverage Borough PriceDifference £Difference %
Ark King Solomon AcademyWestminster£1,188,672£1,230,904-£42,232-4%
Bethnal Green AcademyTower Hamlets£519,048£506,297£12,7512%
Gunnersbury Catholic SchoolHounslow£527,020£507,152£19,8684%
The London Oratory SchoolHammersmith and Fulham£1,114,691£936,512£178,17916%
Coloma Convent Girls' SchoolCroydon£325,047£372,693-£47,646-15%
Twyford Church of England High SchoolEaling£580,416£683,714-£103,298-18%
Sacred Heart High SchoolHammersmith and Fulham£895,110£936,512-£41,402-5%
The Grey Coat HospitalWestminster£1,704,812£1,230,904£473,90828%
Wembley High Technology CollegeBrent£376,801£502,021-£125,220-33%
Langley Park School for GirlsBromley£485,065£454,417£30,6486%
Waldegrave SchoolRichmond£541,815£796,781-£254,966-47%
Average £750,772£741,628£9,1441%
North East     
Emmanuel CollegeGateshead£634,773£137,074£497,69978%
Carmel CollegeDarlington£614,168£152,884£461,28475%
All Saints AcademyStockton-on-Tees£501,572£149,123£352,44970%
Whitley Bay High SchoolWhitley Bay£194,107£206,849-£12,742-7%
Queen Elizabeth High SchoolHexham£234,211£226,259£7,9523%
Whitburn Church of England AcademySunderland£187,774£137,002£50,77227%
Sedgefield Community College a Specialist Sports CollegeStockton-on-Tees£190,382£149,123£41,25922%
Sacred Heart Catholic High SchoolNewcastle-upon-Tyne£145,557£192,671-£47,114-32%
Cardinal Hume Catholic SchoolGateshead£169,495£137,074£32,42119%
St Thomas More Roman Catholic AcademyNorth Shields£133,231£175,740-£42,509-32%
Egglescliffe SchoolStockton-on-Tees£193,066£149,123£43,94323%
Average £290,758£164,811£125,94743%
North West     
Tauheedul Islam Girls High SchoolBlackburn£126,938£128,828-£1,890-1%
The King David High SchoolManchester£103,316£162,970-£59,654-58%
Archbishop Temple School, A Church of England Specialist CollegePreston£149,643£168,799-£19,156-13%
Bishop Rawstorne Church of England AcademyLeyland£212,333£168,983£43,35020%
The Belvedere AcademyLiverpool£93,770£151,571-£57,801-62%
Cheadle Hulme High SchoolCheadle£265,082£265,082£00%
Hutton Church of England Grammar SchoolPreston£205,293£168,799£36,49418%
Preston Muslim Girls High SchoolPreston£130,171£168,799-£38,628-30%
St Michael's Church of England High SchoolChorley£122,933£178,703-£55,770-45%
Ripley St Thomas Church of England AcademyLancaster£163,285£181,185-£17,900-11%
Queen Elizabeth's Grammar SchoolBlackburnIndependent Schools Excluded   
Average £157,276£174,372-£17,096-11%
South East     
Gordon's SchoolWoking£489,316£445,538£43,7789%
Thornden SchoolEastleigh£341,060£297,035£44,02513%
St Andrew's Catholic SchoolLeatherhead£668,078£669,302-£1,2240%
Ranelagh SchoolBracknell£306,763£334,201-£27,438-9%
Rosebery SchoolEpsom£495,868£468,810£27,0585%
St Bede's SchoolRedhill£357,790£357,790£00%
St John the Baptist Catholic Comprehensive School, WokingWoking£457,979£445,538£12,4413%
Salesian School, ChertseyChertsey£392,793£392,794-£10%
Millais SchoolHorsham£370,290£382,210-£11,920-3%
The Westgate SchoolWinchester£304,094£480,917-£176,823-58%
The Holt SchoolWokingham£437,402£455,372-£17,970-4%
All Hallows Catholic SchoolFarnham£448,859£521,594-£72,735-16%
Howard of Effingham SchoolLeatherhead£792,425£669,302£123,12316%
Average £450,978£455,416-£4,437-1%
South West     
Bristol Cathedral Choir SchoolBristol£298,131£275,764£22,3678%
Redland Green SchoolBristol£394,811£275,764£119,04730%
Colston's Girls' SchoolBristol£394,811£275,764£119,04730%
Uffculme SchoolCullompton£220,142£220,143-£10%
Balcarras SchoolCheltenham£398,490£298,115£100,37525%
Sexey's SchoolBruton£277,441£277,441£00%
Wellsway SchoolBristol£292,761£275,764£16,9976%
The King's SchoolOttery St Mary£272,007£306,153-£34,146-13%
St Peter's Church of England Aided SchoolExeter£263,066£259,221£3,8451%
St Augustine's Catholic CollegeTrowbridge£220,094£220,095-£10%
The Castle SchoolTaunton£201,324£233,069-£31,745-16%
Haygrove SchoolBridgwater£163,158£191,726-£28,568-18%
Kingsmead AcademyTaunton£275,172£233,069£42,10315%
Average £282,416£257,084£25,3329%
West Midlands     
Tudor Grange AcademySolihull£356,015£314,248£41,76712%
Thomas Telford SchoolTelford£131,848£157,703-£25,855-20%
Haybridge High School and Sixth FormStourbridge£193,544£229,894-£36,350-19%
Finham Park SchoolCoventry£185,926£180,957£4,9693%
St Paul's School for GirlsBirminghamIndependent Schools Excluded   
Old Swinford HospitalStourbridge£193,544£229,894-£36,350-19%
St Peter's Catholic School and Specialist Science CollegeSolihull£356,015£314,248£41,76712%
Hagley Catholic High SchoolHagley£193,544£333,232-£139,688-72%
Higham Lane SchoolNuneaton£155,595£181,395-£25,800-17%
Southam CollegeSoutham£281,615£281,615£00%
Average £247,493£253,743-£6,251-3%
Yorkshire and The Humber     
Outwood Grange AcademyWakefield£162,977£171,773-£8,796-5%
St Aidan's Church of England High SchoolHarrogate£342,862£316,674£26,1888%
Tapton SchoolSheffield£275,049£171,229£103,82038%
King James's SchoolHuddersfield£151,707£161,727-£10,020-7%
St John Fisher Catholic High SchoolHarrogate£342,862£316,674£26,1888%
Fulford SchoolYork£232,956£252,915-£19,959-9%
Garforth AcademyLeeds£182,567£185,217-£2,650-1%
Harrogate Grammar SchoolHarrogateIndependent Schools Excluded   
Outwood Academy RiponRipon£241,411£241,411£00%
Notre Dame High SchoolSheffield£275,049£171,229£103,82038%
St Mary's CollegeHull£103,896£122,159-£18,263-18%
Manor Church of England Academy TrustYork£252,416£252,915-£4990%
Average £233,068 £214,902£18,1668%
Average Across All Regions £345,904£327,123£18,7825%
Difference Between Average Around Schools and Average Across England £345,904 (Schools)£229,383 (England)£116,52134%