The right school for your child
One of the most important things to remember, Susan notes, is advice she was given by her daughter’s headteacher: “Parents choosing a school have one job: to find the right school for your child, which may not necessarily be the school you want to be right for them.” It’s crucial to consider your child’s individual needs, whether they thrive in a more academic environment or a setting that encourages outdoor activities and creativity.
Susan’s advice is simple: “Attend open days and smaller group tours where available, ask other parents, check out the reviews and read our Schools Guide on NappyValleyNet. You know your child best, so you know where they will be happiest.”
One of the defining features of neighbourhoods in South West London is the strong sense of community among local parents, often centred around schools, which makes events like sports matches and PTA socials hugely popular. “School quiz nights are legendary and one of my favourite local prep school events is its annual summer art exhibition, which offers the perfect excuse for a glass of Prosecco on a Summer’s evening,” says Susan.
She also points out that South West London’s schools are incredibly diverse. “You only have to listen to the languages spoken on any touchline to know that we have a strong international presence,” says Susan. “The French diaspora is huge here, so much so that we have French state schools like Lycée Francais Wix School in Clapham and there’s even Svenska Skolan London, the Swedish School in Barnes. We’re so lucky to live in such a melting pot.”
How to navigate the property market
Once you have a school in mind, it’s important to understand exactly how places are allocated when considering moving to or relocating within the area.
“Catchment areas are usually, but not always, determined by straight line distances and remember they change every year,” says Susan. “Some state secondary schools use exams – for example the Wandsworth test – to allocate spaces and we’d recommend a two-year preparation window for any entrance exams.”
“Research is key,” says Philip Agius, Sales Director at Wilfords’ Wandsworth office. “State school catchment areas are often published on local authority websites, so be sure to check the council pages for updated maps and admission data. Many schools, both state and private, also publish their admission criteria, which can help you understand how far away you need to be to qualify for a spot.”
Catchment areas in high-demand areas like Clapham and Wandsworth can be particularly competitive. “Pockets of property near schools such as Thomas’s Clapham, Belleville Primary School and Honeywell Primary School in Wandsworth and Bonneville Primary School and Clapham Manor Primary School in Clapham tend to be highly sought after,” Philip explains.
“Other notable schools in the area worthy of mention include St. Mary’s RC Primary School, Henry Cavendish Primary School and Telferscot Primary School,” adds Philip.
“Look for areas with strong school performance, good transport links and family-friendly amenities. Properties near these schools often sell for higher prices and get snapped up quickly. So it’s important to be prepared and act fast,” advises Philip.
Susan also notes that it’s not always one-way traffic with parents looking to move into catchment areas. “The movement is, surprisingly, often the other way too. Some families will wait until their children are into a school and then move out the catchment area – very naughty but quite common.” So there are always opportunities to be found.
Allow plenty of time
As the property market in these areas can move quickly, Philip emphasises the importance of allowing plenty of time to find the right home. “Start your search 12-18 months before the school year starts, especially if you’re aiming for a specific school. Be mindful of school admissions deadlines, as this can affect property prices.”
The state primary school admission deadline is usually in mid-January, while the application window for state secondary schools tends to run until the end of October, for admission in the following September. Private schools in London operate differently and have their own admission criteria and deadlines which you can find on their websites. You can apply sometimes months or even years in advance.
Philip adds: “Ensure you have your funding in place and if selling in order to buy, make sure you start the process by getting your own property on the market before you try to negotiate an onward purchase.”
Philip also advises buyers to be flexible when it comes to property types and adjacent areas. “Sometimes, slightly less competitive areas can offer better value while still being close enough to your chosen school,” he says.
An experienced local estate agent who understands the nuances of school catchment areas can be integral to helping you to successfully navigate the market. For expert guidance, contact our Wandsworth office on +44 (0)20 7361 0410 or visit us at 186 Northcote Road.
