What Are the Best Schools in London?

For many families, the school question is the property question. In London, where you live determines which state schools you can realistically attend — and homes in the catchment of an outstanding school can command a premium of 10–20%. Here is a clear-eyed guide to the options.

Understanding 'outstanding'

Ofsted ratings are a starting point, not the whole picture. Also check exam results (Progress 8 for secondaries), the school's most recent inspection date, leadership stability and — crucially — the admissions distance data: how far from the school the last successful applicant lived. Some popular schools have effective catchments of under 500 metres.

Consistently strong state areas

• Richmond and Kingston — outstanding primaries and high-performing comprehensives.
• Barnet — a deep bench of sought-after schools, including grammars such as Queen Elizabeth's School and Henrietta Barnett.
• Bromley and Bexley — grammar school options alongside strong comprehensives; suburbs like Petts Wood combine top primaries with fast commutes.
• Redbridge — home to Ilford County High and Woodford County High grammars.

The independent sector

London has the densest concentration of independent schools in the world. Names like St Paul's, Westminster, North London Collegiate and Latymer Upper are globally recognised, with fees typically between £20,000 and £30,000 a year. Entry is by examination at 4+, 7+, 11+, 13+ and 16+, so address matters less — but proximity still shapes daily life.

How schools should shape your search

Work backwards from the application timeline. State primary applications close in January for the following September; the address you are living at — and can evidence — on the closing date is what counts. If you are buying for a catchment, exchange contracts well before the deadline and keep documentary proof of residence. And remember: buying into a strong school catchment is not just a lifestyle choice, it is usually a sound investment — demand in those streets rarely softens.

We help relocating and overseas families shortlist areas by school first and property second, and our micro-market reports include catchment analysis. Tell us the school year you are aiming for and we will show you the streets that qualify — and what your budget buys on them.