The education effect: how schools are shaping the property market

The appeal of Kent’s top performing grammar schools

Educational achievement is certainly front of mind for many buyers in and around the Kent towns of Sevenoaks and Tunbridge Wells. Matthew Hodder-Williams, Office Head at Knight Frank Sevenoaks, sees families drawn to the area by the combination of excellent connections into the capital and a strong mix of state and private schools.

Recently he too has noticed a distinct shift toward those targeting Kent’s selective grammar schools, such as The Judd School and The Skinners’ School. “Contracts were recently exchanged on a house where the sellers were moving from another part of Kent primarily to be in the priority catchment areas for the Tonbridge grammars,” he says. “They currently have a son at a prep school and ten years ago he would probably have continued in the private system.” Families are also moving to the area at an earlier stage in life, with prep schools thriving here as parents focus on preparing children for the 11+ entrance exam.

This trend is reshaping local buyer demand. Both Tunbridge Wells Grammar School for Boys and the Weald of Kent School now have campuses in Sevenoaks, which Hodder-Williams notes has had a particularly strong impact to the north of the town. “You can now live in villages like Otford or Shoreham and still fall within these catchments. It opens up huge possibilities for buyers - whether they need the fast access to London offered by the town centre or prefer the space and lifestyle of the countryside.”

Richmond’s rising focus on education

In the leafy southwest London suburb of Richmond, the family-friendly atmosphere and strong-performing schools influence buying and renting decisions down to the level of individual streets. “We sometimes see families let out their own home in Richmond, then rent another property on the opposite side of town simply to be closer to their preferred school,” says Ivanka Modesteva-Gyurova, Knight Frank’s Head of Richmond & Chiswick Lettings. “For in-demand schools such as Marshgate Primary and The Vineyard, proximity really matters.”

The latter is tucked just off the coveted Richmond Hill, where suitable family homes - whether for sale or rent - can be hard to come by. “I’d advise starting your search earlier than you think you need to, particularly if you’re working to application deadlines,” says Edward Adler, Knight Frank’s Head of Richmond Sales. “Family houses here are in constant demand and rarely stay on the market for long.”

The area’s educational offering is broad and international in outlook. The German School London draws families from overseas, while many buyers want to be within walking distance of leading independents such as King’s House School. Adding to the appeal, Thomas’s London Day Schools just opened a new campus in Richmond in September 2025. “We’re already beginning to see interest from parents of prospective students,” Adler adds. “It’s another factor that will only strengthen Richmond’s reputation as a destination for families.”

The global schooling landscape

Dubai

“Dubai is one of the most international cities in the world, with a large expatriate community and therefore an exceptional choice of schools offering a wide range of international curricula,” says Will McKintosh, Knight Frank’s Regional Partner for Residential Sales, MENA. According to Knight Frank’s Destination Dubai 2025 report, access to high-quality schools ranks among the top community priorities for buyers, with 58% of UK respondents highlighting it as a key factor. The city’s education landscape continues to strengthen, with global names such as Harrow set to open a new campus in August 2026, joining an acclaimed roster that includes Repton and the GEMS group of schools.

Switzerland

“Switzerland remains one of the world’s most prestigious and sought-after destinations - and it’s easy to see why,” says Alex Koch de Gooreynd, Partner in Knight Frank’s International team. “The country is consistently recognised for its outstanding local and international education system and overall standard of living, making it a natural choice for families.” All Swiss schools are notably international in outlook, with a large number of long-established and highly regarded institutions offering a variety of pathways - from the British curriculum to the International Baccalaureate, which itself was founded in Switzerland.

Monaco

The recent expansion of the International School of Monaco to a new campus highlights not only the principality’s exceptional educational offering, but also its growing appeal as a destination for families. “We are seeing increasing demand for larger family homes, and areas such as Larvotto are proving to be extremely popular given the vibrant ‘beachside’ lifestyle and amenities for families. All of this further enhances Monaco’s reputation for safety, quality of life and dynamic living,” says James Davies, Partner in Knight Frank’s International team.

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