How much it REALLY costs to move to the catchment area for a top school

Parents of three and four-year-old children will find out which primary school has offered their child a place for September 2025 today.

The lucky among them will have already been located around the corner from their favoured school, but for others, getting that place will have been a much more calculated effort.

Moving to the catchment area for a sought-after primary school can be a competitive - and expensive - business.

If you're thinking of doing so, it pays to know how much properties in these areas can cost - and how long they take to be snapped up.

Average house prices close to this year's top 20 primary schools stand at £835,574, against a national average of £373,847, according to new research.

It takes an average of 150 days for a property to be listed to reach the sold subject to contract stage in areas near England's top 20 primary school catchments, property buying firm Upstix said.

According to the Primary School League Tables - The School Guide Top 50, Christ Church Primary School in Hampstead, London, is the top state primary school for 2025.

Average property prices near Christ Church Primary School in Hampstead come in at a whopping £1.37million. According to Upstix, which used data provided by property data company Outra, it takes 180 days for a home there to go from being put on the market, to sold subject to contract.

By contrast, homes near Standish St Wilfred's Church of England Primary Academy in Standish, near Wigan, which is also the top 20, hover at around the £238,027 mark and are generally sold subject to contract in 112 days. This makes it the fastest-moving market on the list.

If a property is sold subject to contract, an offer has been accepted on the property, but the sale is not yet legally binding.

Speaking to This is Money, David Johnson, managing director of property consultancy Inhous, said: 'Primary school catchment areas can have some of the most challenging property markets, as demand is not only driven by parents who want their children to benefit from the best possible education, but also by house hunters who wish to move to the area for other reasons.'

He added: 'Hampstead, which is home to England’s top rated primary school, has always been a popular choice for various buyer demographics ranging from first-time buyers, to second-steppers and downsizers.

'This high level of demand creates incredibly tough market conditions for buyers who will likely face a limited selection of properties to choose from, inflated asking prices as well as potential bidding wars with competing house hunters.'

The second best-rated primary on the list is South Farnham School in Farnham, Surrey. There, average property prices are around £536,053, with houses taking roughly 137 days from the point of being listed to sold subject to completion, the data suggests.

For parents or guardians looking to snap up a home near the third-best state primary school for 2025, St James' Roman Catholic Primary School in Orpington, south east London, average property prices come in at £478,211.

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Those looking to buy a home near Fox Primary School in London's Notting Hill will need to shell out around £2.4million to buy a home in the local area.

With properties in the area commanding a premium, the typical time it takes to get a property listed and sold subject to contract is 199 days, according to the findings.

Fred Jones, chief executive of Upstix, said: 'Buying and selling a home can be a stressful process.

'But doing this at the same time as changing your child's school and trying to get in the right catchment area is doubly so.

'Time is money for parents looking to make a catchment area move, particularly as the recent changes to VAT on private school fees are driving up demand for places at the top state primary schools.'

He added: 'Homes in the catchment areas for the highest performing schools tend to go quickly even without this current surge in demand.

'For those looking to sell their house to make a strategic move, speed is key to avoid holding up your new purchase and missing the deadline.'

In terms of how parents and guardians can get ahead of the game, David Johnson, of Inhous, said: 'To heighten the chances of finding a suitable property within a desired primary school catchment area, we advise parents to start their property search as early as possible and be prepared to compromise.

'Our clients have deemed it essential to seek the services of a trusted buying agent or estate agent who is on top of the local market and benefits from insider knowledge and unrivalled contacts.

'Briefing your agent at the very start of your search will enable them to source opportunities via their network faster which often results in access to off-market opportunities that other buyers don’t have access to.'