Affordable places to live close to great state schools

With a private school tax looming, here are the areas that offer a high standard of state education and a lovely place to live

There are two topics of conversation likely to dominate the dinner parties of 30- and 40-somethings: schools and property. They often go hand in hand. This year, with the impending general election, and the potential introduction of a private school tax, the dual subjects have become more complex. 
The Labour Party has proposed a package of measures that would remove the tax exemption from private schools and impose VAT on school fees, with massive consequences for the whole school-age education sector, and for house prices. 
Such a move, especially if enforced quickly, will flood the grammar school system, and the best state schools, shrinking catchment areas and pushing up house prices, according to Jonathan Bramwell, head of property buying agency The Buying Solution. “We will also see some of the smaller private schools forced to close, overwhelming an already overflowing state education system,” he says. 
For those families on the cusp of sending their children to independent secondary schools this September, and for those looking to relocate into the catchment of good and outstanding state secondaries, this is going to be a real factor.
New and exclusive analysis from Savills reveals the built-up areas (towns, suburbs and boroughs), and ranked these areas by the proportion of primary school pupils who are attending an outstanding primary school and by the attainment eight score (the measure of an individual student and how they perform across their best eight GCSEs) per pupil for state and grammar secondary schools. We have selected the highest ranking five areas from each region.

There is, however, a catch. “Unsurprisingly the locations which have come out on top command significant price premiums, on average 50 per cent higher than the regional average,” says Frances McDonald of Savills. 
Yet there are still some affordable options to be found, for those willing to relocate.
With the general election looming, maybe it’s time to start looking, but where?
On the north-western tip of the Wirral is the coastal town of West Kirby, wonderfully positioned for families who enjoy the outdoors. The beach looks out across the River Dee to North Wales, the Welsh Mountains and Hilbre Island – walkable at low tide. It is a haven for wildfowl, waders and grey seals. Sailers, windsurfers and canoeists flock to Marine Lake, the 52-acre saltwater lake with sea on three sides. The lively town centre has an old Tudor core with independent shops and restaurants.
This market town, on the southerly outskirts of Manchester, has its own football club (Altrincham FC in the National League), an Everyman Cinema and the Garrick Theatre. The award-winning and ancient Alty Market sells regional produce and vintage fashion, and there are several independent restaurants.
Wilmslow juts out from the Manchester sprawl into the green belt at the top of the Cheshire golden triangle (a famously desirable collection of leafy towns and villages.) From the train station, the service to London Euston takes less than two hours and it’s 18 minutes into Manchester Piccadilly. According to the school-finder website Locrating, the furthest places awarded to attend the two Altrincham grammar schools stretched to Wilmslow. When it is warm, children paddle in the shallows of the River Bollin while people picnic in Carrs Park.
Author Helen Fielding was born in the large town of Morley, five miles southwest of Leeds. Perhaps Bridget Jones and friends would enjoy a night out at Morley Bottoms – a pocket of derelict buildings which has been transformed into an enclave of fashionable bars. Due to its size, proximity to Leeds and cheaper housing options than in the big city, Morley attracts young professionals and growing families moving out of Leeds to settle down and find space.
Bebington is well serviced by schools at its centre, but the catchment of Belvedere Academy, over the River Mersey, stretches to the eastern side of the town too. There is many a claim to fame: Harold Wilson was head boy at the Wirral Grammar School for Boys and there is the Oval sports centre where Chariots of Fire was filmed. It also has a dry-ski slope. The farm shop and cafe at Claremont Farm are popular on the edge of the town.

Sutton Coldfield attracts first-time buyers moving out of Birmingham and looking to set up family life, says Kate Horton of Knight Frank. “It’s a good place to get on the ladder, with apartment schemes in the town centre and Mere Green,” she says. Based around the 2,400-acre nature reserve, with seven lakes, play parks, cafes and restaurants and a golf course, there is plenty of space, yet it is just eight miles from Birmingham city centre. While it is eminently commutable, there are employment hubs in Sutton Coldfield too, such as Sutton College and Good Hope Hospital.
Situated where the River Witham meets the North Sea, Boston conjures up an image of remote and windswept. There is RSPB Frampton Marsh and Freiston Shore for walkers and wildlife lovers, as well as the Lincolnshire Fenlands, all on the doorstep. This agricultural area is proud of its local produce and is dotted with farm shops.

With a school system split into first, middle and high schools, Bromsgrove has plenty of opportunities. The traditional market town between Worcester and Birmingham has a long high street with a refurbished outdoor market (Tuesdays, Fridays, Saturdays). There is a vibrant music and arts scene with bands playing every few nights at the Hop Pole Inn. Hearty food is served up at the Ewe & Lamb pub and cocktails and jazz at the Dry Spy. The Lickey Hills Country Park ensures a thick green belt between Bromsgrove and the edge of Birmingham.

The second largest town in Warwickshire, after Nuneaton, has a cluster of grammar, state and private secondary schools. The Rugby Free School is 15 per cent oversubscribed (according to Locrating) but there is currently a five-bedroom period house for sale (via Knight Frank) for £895,000 within a short walking distance. Rugby Borough Council is embarking upon a decade-long project to rebrand the town centre, but there is plenty to love already: the Rugby Taproom, the dog-friendly microbrewery, and On the Rocks, a restaurant that serves its food on volcanic rock.

This small city – with a handful of “good” primary schools in the centre – also has one of the smallest medieval cathedrals in England, made of sandstone with three spires. The minister pool sits alongside it by the market square and the tip of the 70-acre Beacon Park. The cathedral school, Garrick Theatre and Guildhall are all in the centre of town too, with Staffordshire University and the hospital nearby. There is a busy community calendar with several festivals – from Shrovetide (complete with pancake races), a food festival in the summer and the Lichfield Proms in September.

Fanning out from the high street and the train station is a collection of outstanding and good secondary and primary schools; which explains the house prices in this sought-after commuter town. Sally Noakes of Strutt & Parker describes the migration route: families moving out from London into the town to get their children into the schools, then moving out to the villages at a later stage. “This is a tactical market dictated by postcodes and catchments. Even the Scouts has a waiting list,” she says.
Dating back to the 7th century, this ancient town is built on the River Hiz. Narrow winding streets off the traditional market square boast monochrome, timbered Tudor buildings. It is both historic and hip, with vintage stores and speakeasy bars behind hidden doors. Wholesome activities for all the family include a trip to the 50m heated lido or to nearby Standalone Farm. Residents may commute to Cambridge or London.

This small city is on the doorstep of pretty villages and rolling countryside: the Chiltern Hills Area of Outstanding Natural Beauty is just over the other side of the M1. As well as its bucolic position, it has all the benefits of city life, including high-street chains, along with green urban spaces such as Verulamium Park next to the cathedral. “One of the most sought-after postcodes is AL14 because it is in that golden zone that hits the school catchments for little ones all the way up to senior school,” says Gina Simpson of Strutt & Parker.
“Stortford” as it is known to the locals is a rural market town surrounded by green space, with plenty of sports clubs and efficient connectivity to the capital (the fastest train takes 35 minutes to London Liverpool Street). The River Stort runs through it, it has its own Southern Country Park with fish ponds and picnic areas, and there is also the National Trust-maintained Hatfield Forest. The town itself is buzzing, with the elegant Florence Walk shopping arcade and a host of places to eat and drink.

It takes 52 minutes from here to London Paddington on the Elizabeth Line, and less than 45 minutes to Liverpool Street, which opens the town up to commuters. “Buyers tend to migrate from Havering, west Essex and east London, either upsizing or side-stepping for schools and rail access,” says Stephen White of Savills. Another plus for families is the green space – the town is sandwiched between two country parks, Weald and Thornton.

This commuter town is both on the doorstep of the capital and the gateway to the Surrey Hills Area of Outstanding Natural Beauty, with Box Hill nearby. In terms of culture, there is the Playhouse Theatre and the Odeon Luxe cinema. Local families head to Horton Country Park, Epsom Downs and Epsom Common for walks and bike rides, while the farmers’ market is held on the first Sunday of every month; the artisan market (from jewellery to art) is on the first Saturday of every month from March.
This Hampshire town is overlooked by London families relocating, who fall for the Georgian charms of nearby Farnham (just over the Surrey border). Fleet’s high street is more functional, but thriving. Fleet property is also cheaper (at the moment), although the direct train service into Waterloo in around 40 minutes is certainly driving demand. Fleet Pond Nature Reserve is the town’s green lungs, off which is a triangle of tree-lined roads with large period houses. Another side of the triangle backs onto the golf course.
“We have a variety of buyers here: couples coming out of London to start and raise a family, and those trading up and around the town trying to get into certain catchments as the kids progress from primary to secondary school,” says Natasha Selbie of Savills. It is great for teens, she adds. Trinity Theatre runs workshops and shows for children and young adults between five and 21, as well as a movie-making workshop, while the Forum is a much-loved music venue. There are many long-established restaurants, and The Pig hotel is due to open in 2025.

The good state schools, the grammar schools and the fact the Metropolitan Line extends all the way here combine to put Amersham on the list for commuting families. This trio of factors drives the high average price for a large family house. “Buyers either want to be in the old town, with period properties, some going back to medieval times, or in the surrounding villages such as Little Missenden, Great Missenden, Little Chalfont or Chalfont St Giles,” says Mark Rimell of Strutt & Parker.
Salisbury is bordered by beauty. The New Forest National Park is just to the south and Cranbourne Chase Area of Outstanding National Beauty is to the west. Inside the city there is plenty to do with young children, including events at Salisbury Museum. For all ages, the cathedral hosts open-air film nights in the summer and carol concerts at Christmas and the tennis club runs camps in the school holidays. “One of the major perks of the city is that it can all be explored by foot,” says Sarah Cull of Strutt & Parker.

Harry Bethell of Knight Frank describes Cheltenham as having a “vibrant culture with a strong community feel”. Festivals include jazz, food and literature, and, of course, there is the horseracing festival in mid March.

Helena Roberts, creative director at Highlight PR, and her husband, Andy, moved from north London to Bath seven years ago with a specific school plan. “Schools were a major factor in our relocation. Our area of north London had good primary school provision but not at secondary level,” she explains. “We had read about Beechen Cliff in particular and with two boys, and preferring single-sex education, we moved into the catchment of Bear Flats in central Bath.” This September their eldest, Toby, will move from Widdicombe primary school to Beechen.

Although Paignton ranks the highest in Devon as a town having a combination of good secondary schools and outstanding primary schools, neighbouring Brixham is the more popular place for relocators and tourists – and is the home of Churston Ferrers Grammar. Life in this bona fide fishing town centres around the harbour. Trawlers and day boats bring back fish for the famous market and the many restaurants. This town is lively all year round.

Poole is built around its old town and natural harbour, nestled between lively Bournemouth, the Isle of Purbeck and the Jurassic Coast with views of Studland and the National Trust-run Brownsea Island (home to its native red squirrel). For those relocating with children, Poole is also home to the RNLI headquarters, which runs free swimming lessons with a focus on sea safety, and at Poole Park there is crazy golf, amusement arcades, the railway and ice skating.

It is hard to imagine the owners of a £13,790,000 detached family home in Kensington sending their children to the local state school, admits Amir Eshtehardi of Wilford estate agent. “But homes in the catchment areas of highly rated state schools are still really in demand,” he says. In fact, the Kensington Aldridge Academy is 43 per cent oversubscribed. “I have seen parents queue round the block on open evenings.” Of course, these average property prices reflect family homes in the heart of Kensington and Chelsea – a rare commodity. There are three-bedroom terraced houses for sale at around £900,000 in North Kensington.

There is fierce competition between the schools in Richmond (as well as the parents) to post the best results. In the urban village of St Margaret’s, which sits on the opposite side of the River Thames to Richmond town centre, it is all about getting into Orleans Park. To get there, pupils trudge along the charming high street, which is dotted with cafes. When England rugby are playing at Twickenham or Harlequins are at home at the Stoop, the area comes alive and local pubs are packed.

“Fulham is a hub for excellent non-paying schools,” says Lindsay Cuthill, Fulham resident and co-founder of Blue Book agency. “Families fight tooth and nail to get their girls into Lady Margaret’s on Parsons Green, with many paying higher than the average house price to live in the catchment area. Single-sex state secondaries are a rarity in London, so Lady Margaret’s and Fulham Boys are extremely popular.” Fulham’s lion houses (so called due to the lion statues that sit on them) are wider than the traditional Victorian terrace, so they also attract these buyers.
Newham, in east London, presents a more affordable lifestyle. The borough stretches from Wanstead Flats in the north, down to the banks of the Thames, London City Airport and the Royal Docks, which has been regenerated. The area also includes well-established residential areas such as West Ham and towns such as Stratford. Gautama Malik, director at the University of East London, lives and works in Forest Gate, which he describes as having “a real tapestry of residents and businesses. It is full of young people and old, and you can get a kebab next door to an organic food shop.”
Barnet, London’s most northerly borough reaches almost to the M25, just beyond Hadley Green and down to Cricklewood, and includes urban villages such as Finchley and leafy ones such as Totteridge Green. It is 11 miles from central London. Barnet High Street is towards the top of the borough, almost touching the Shire London golf course, and close to the Queen Elizabeth School and Barnet and Southgate College.