New analysis from Newlon Living shows London families are being priced out of areas with the best primary schools. Boroughs like Richmond, Camden and Kensington & Chelsea now have average property prices from £491,000 to over £1.36m. Shared Ownership could offer an alternative, with deposits starting from around £9,600, helping families access these top school catchment areas
Families hoping to secure a home near one of London’s top-rated primary schools are increasingly being priced out of the areas with the strongest Ofsted results, according to new analysis from housing provider Newlon Living.
With applications for reception places already submitted and many parents planning several years ahead, Newlon Living has examined where families can still afford to live in boroughs with the highest concentration of “Outstanding” primary schools – without needing a six figure deposit or a million pound mortgage.
Using its own Shared Ownership pricing assumptions and recent resale data, Newlon Living found that while average house prices in top-performing school boroughs now range from around £491,000 to more than £1.36m, buyers using Shared Ownership could secure a home with deposits starting from under £10,000 in some areas.
London’s best primary schools – and the price of the postcode
Analysis of Ofsted ratings shows that six of the 10 local authorities with the highest proportion of “Outstanding” primary schools are in London:
- Richmond upon Thames – 37.8%
- Hammersmith & Fulham – 37.7%
- Kensington & Chelsea – 34.8%
- Camden – 33.3%
- Islington – 30.9%
- Tower Hamlets – 29.9%.
These boroughs are spread across London, offering families a range of options depending on whether they want to be closer to central London, in leafy suburbs, or near vibrant, community-focused neighbourhoods. However, the cost of buying or renting in these areas can be a significant barrier. Average property prices range from £491,000 in Tower Hamlets to over £1.36m in Kensington & Chelsea, with prices in Camden rising by as much as 5.8% since July 2024. Typical monthly rents also vary widely, from £2,235 in Richmond upon Thames to £3,614 in Kensington & Chelsea. These shifts highlight the affordability challenges families face when trying to secure a home within a top-rated school catchment area.
Newlon Living says that Shared Ownership remains one of the few viable ways for families to access these boroughs. Buyers purchase a share of a home, often starting at 25%, and pay rent on the remaining portion, reducing both the upfront and monthly costs associated with outright purchase.
Ezi Ogbonna, Business Development Director at Newlon Living, said, “Families are being forced to think about school catchments years in advance, but many of the boroughs with the best primary schools are now completely out of reach for first time buyers. Our data shows that Shared Ownership can dramatically reduce the barrier to entry, both in terms of deposit and monthly costs, and allow families to put down roots in areas they would otherwise have to rule out entirely.”
Based on indicative Shared Ownership values for one bedroom homes, Newlon Living estimates full property values of:
£378,000 in Tower Hamlets
£445,000 in Islington
£539,000 in Camden
£669,000 in Kensington & Chelsea.
But with the Shared Ownership scheme, deposits are calculated only on the share being bought, not on the full property value. For example, a first time buyer purchasing a 25% share with a 10% deposit would need approximately:
£9,600 in Tower Hamlets
£11,200 in Islington
£13,400 in Camden
£16,800 in Kensington and Chelsea.
Even in higher-value boroughs such as Camden and Kensington & Chelsea, monthly costs for smaller shares can sit below typical private rents, offering families greater stability while staying close to strong schools.
Planning ahead for the next school year
As London parents look ahead to future school years, Newlon Living says early planning is key. Securing a home sooner, even with a smaller initial share, can give families stability, access to strong local schools, and the ability to increase ownership over time as finances allow.
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