A sound move: Knight Frank's experts on the grammar school catchment towns enticing a new generation

As golden September light begins to filter through the hedgerows and the countryside prepares for another school term, a quiet yet unmistakable shift is taking place among the well-heeled families of the Home Counties. Where once parents might have dutifully enrolled their children into London’s finest independent schools, a growing number are opting for a rather different path — one that leads to fresh air, outstanding grammar schools, and the well-connected country towns that offer both.

This year, the decision has become more pronounced still, spurred on by the introduction of VAT on private school fees. The implications are clear: families who would once have unquestioningly paid for independent education are reassessing their priorities. For many, the answer lies not in compromise but in a smarter rebalancing — prioritising top-tier state education within the leafy surrounds of England’s most desirable commuter towns. Knight Frank stands as a trusted guide in this changing landscape. With deep local roots in all the key grammar school locations, and a long-established reputation for discretion, diligence and discernment, Knight Frank is helping a new generation of families find not just a house, but a home that reflects their values and aspirations.

The rise of the under-50 buyer

This trend towards the well-connected countryside is supported by compelling data. Recent analysis from Knight Frank reveals a marked shift in the age profile of buyers in the countryside. In 2012, just 39% of Home Counties purchasers were under 50. By 2024, that figure had climbed to 64%. In the South and West, a similarly significant increase is observed — from 35% to 57%. Alex Hancock, Associate in Knight Frank’s Ascot office says “We’re seeing more buyers venturing out of the capital in search of more space and value.” Younger buyers are coming with a very clear brief — they’re looking for excellent schools, manageable commutes, and a lifestyle that simply isn’t feasible in the capital. Knight Frank highlights six distinguished town’s within commuting distance of London.

Marlow, Buckinghamshire

Commute to London: approx. 50 minutes to Paddington
Grammar school: Sir William Borlase’s Grammar School

The verdant riverside town of Marlow, with its elegant Georgian buildings and genteel High Street, has long appealed to those in search of quiet sophistication. Today, it draws families keen to secure a place at Sir William Borlase’s Grammar School — one of the most consistently high-achieving in the region. Among Knight Frank’s current offerings is a splendid property on Ferry Lane in Medmenham: a house of considerable charm and scale, with uninterrupted views of the Thames and direct river access.

Sevenoaks, Kent

Commute to London: around 35 minutes to London Bridge
Grammar schools: The Judd School, Weald of Kent Grammar School

Surrounded by ancient woodland and steeped in character, Sevenoaks has long been a destination for discerning buyers. Today, however, families are arriving earlier than ever. “Sevenoaks used to be where people came for secondary school,” says Mark Waldron, Partner at Knight Frank Sevenoaks. “Now they’re arriving for primary — and even planning moves before their children are born.” The town offers several outstanding options, both state and independent. A handsome property on Kippington Road exemplifies the family ideal — spacious, classically styled, and ideally positioned for both the station and the schools.

Beaconsfield, Buckinghamshire

Commute to London: around 30 minutes to Marylebone
Grammar schools: Beaconsfield High School, Dr Challoner’s Grammar School

One of the jewels of Buckinghamshire, Beaconsfield is beloved for its charming Old Town, excellent amenities and outstanding schools. Its fast connections to London make it an ideal choice for families seeking to combine heritage with accessibility. Knight Frank's property on Amersham Road lies within reach of two of the county’s most revered grammar schools. Offering grand proportions and a plot of notable size, it is a home as fitting for growing families as it is for refined entertaining.
Tunbridge Wells, Kent

Commute to London: approx. 55 minutes to Charing Cross
Grammar schools: Tunbridge Wells Girls’ Grammar, Skinners’ School

With its collonaded walkways, Georgian villas and elegant parks, Royal Tunbridge Wells has long attracted those with a taste for tradition. The town also offers some of the finest grammar schools in the South East, making it especially sought-after among London émigrés. Knight Frank Tunbridge Wells reports a strong uptick in families relocating from Dulwich, Clapham and further afield. Within easy reach of the mainline station, shops, boutiques and restaurants on the historic High Street and famous Pantiles, this property on Claremont Road is well situated for the area’s outstanding schools.

Ascot, Berkshire

Commute to London: approx. 50 minutes to Waterloo
Schools: Charters School (outstanding-rated comprehensive), plus access to grammar schools in Slough and Reading.

Known globally for its racecourse, Ascot is equally celebrated among families for Charters School — an outstanding comprehensive with a fiercely loyal local following. Combined with access to Slough’s grammar system, Ascot presents an attractive blend of education and exclusivity. Knight Frank’s Ascot office offers a range of properties ideally positioned for school access and commuting convenience.

St Albans, Hertfordshire

Commute to London: 20 minutes to St Pancras
Schools: Outstanding comprehensives with grammar-level performance.

With its Roman heritage, flourishing independent scene and some of the quickest commute times in the South East, St Albans is a perennial favourite. Though technically lacking grammar schools, its high-performing comprehensives consistently deliver academic results that rival many selective schools. Buyers are drawn to its period homes, cathedral vistas and cosmopolitan yet grounded atmosphere.

Taplow and Maidenhead, Berkshire

Commute to London: 20-30 minutes to Paddington.
Schools: The area is renowned for its educational options, with nearby schools including Holyport College, Upton Court, Langley, and St. Bernard’s.

Taplow and Maidenhead are increasingly popular among younger families seeking a balance between countryside living and urban connectivity, with properties such as this riverside residence with potential and this Edwardian property with gardens that run to the water’s edge. Nestled along the River Thames and surrounded by scenic Berkshire countryside, these towns offer a tranquil environment without sacrificing access to London. With a mix of green spaces, family-friendly amenities, and a growing community vibe, Taplow and Maidenhead represent the ideal blend of rural charm and modern convenience for the next generation of homeowners.

Why Knight Frank?

In a market where timing, location and school catchments intersect so critically, expertise matters. Knight Frank is uniquely placed to advise families at every stage of the journey, from the early days of considering a move to securing the ideal home on the right street.

With dedicated offices in all of the locations mentioned — and many more besides — Knight Frank offers not only access to on-market homes, but also a rich portfolio of private sales and discreet opportunities. Their longstanding relationships with local schools, planning authorities and community groups ensure that their advice is not merely informed — it is invaluable.

Whether you are planning for your first child or preparing for secondary school, the right move now can shape your family’s future for decades to come. With VAT now levied on independent school fees, and competition within grammar school catchments intensifying, the time to act is undoubtedly now.

Speak to Knight Frank today and let their local experts guide you to your perfect countryside property: www.knightfrank.co.uk/residential/country