Eccord: Finding your dream house and school in the UK
Jo Eccles, founder of property company Eccord, and Cat Sutherland-Hawes, Oppidan’s school advisor, reveal how best to secure both your ideal home and school in the UK.
Finding a school
When looking for a new school it’s worth starting a few years in advance. Schools will have lists you can put them down for and every school will be different. Sometimes it’s up to two to three years in advance of entry. Check the website of the school carefully for more accurate information. Your school choice will obviously inform your house choice, so we are starting with advice on schools first in this article.
School admissions
Securing a place in a school can be competitive, and it's crucial not to assume that your preferred schools will have space. Be realistic and consider multiple options to increase your chances of finding a suitable place. Each school has its own application and assessment timelines, which are typically inflexible. Therefore, it's essential to start the application process early and be prepared for varying timelines.
Key academic years
Certain academic years, such as Year 6 and Year 11, are particularly critical due to key exams like the 11+ and GCSEs. Schools are often reluctant to admit new students at these stages because it can be disruptive to both the student and the school. If your child is entering one of these key years, it may be more challenging to find a school willing to accept them.
Choosing between IB and A levels
As your child approaches Sixth Form, you will need to decide whether they should pursue the International Baccalaureate (IB) or A levels. Most schools in the UK offer A levels, but some also offer the IB. It's important to consider which option aligns best with your child's strengths and future aspirations.
General advice for school admissions
When navigating school admissions, keep in mind two golden rules: there is a suitable school for every child, and it's important to be healthily sceptical of others' opinions. Trust your own judgment and focus on finding the right fit for your child. Be open to changing your preferences as you receive offers and involve your child in the decision-making process. Their happiness and comfort are crucial for their success.
Family discussions and school visits
Have open, gentle conversations about school choices as a family. Discuss the options over family meals or during outings, allowing your child to express their thoughts and preferences. It's also beneficial to visit schools more than once.
Attend Q&A sessions, group tours and individual visits for offer holders to get a feel for the school environment. Focus on the overall atmosphere and how staff and students interact, rather than getting too hung up on specific facilities or exam results. Think about the area too and with the advice on houses above, ask yourself: is this a place I see my child being happy in? Would they be safe coming to and from school by themselves?
Scholarships and bursaries
While scholarship offers can be appealing, they often do not provide significant financial benefits. Eton for example no longer carries financial support alongside its King’s Scholarship but it would make a bursary application more likely to be successful. It's more important to focus on finding the right school for your child rather than being swayed by scholarships. Means-tested bursaries, on the other hand, can be more beneficial and are worth exploring. Check with admissions teams for specific information on bursaries. This information is also available on schools’ websites.
Talking to other parents
Talking to other parents who have children at the schools you are considering can provide valuable insights. However, remember that their experiences may not reflect your own, so take their opinions with a grain of salt. Focus on what you believe is best for your child.
Friendships and family considerations
Reassure your child that they can maintain existing friendships even if they attend different schools. It's natural for them to feel anxious about making new friends, but real friendships will endure. Additionally, while family logistics are important, prioritise your child's happiness and educational needs over convenience.
Handling admissions pressure
Admissions teams may pressure you for a quick decision, but they cannot insist on an earlier response than the official deadline. Take the time you need to make an informed decision and communicate your choice as soon as possible to help the process move smoothly.
By keeping these points in mind, you can make a well-informed decision that best suits your child's needs and ensures a smooth transition to their new school in the UK.
Finding a house
So, let’s say you’ve found a few good school options and although your child hasn’t been accepted formally yet, you know the area you’d like to buy in. How does the process work?
Understanding the costs
Every country is different in terms of property costs and the most notable purchase cost in the UK is Stamp Duty Land Tax (SDLT) - an upfront expense many international clients aren’t aware of when doing their initial sums.
Unlike other global cities which charge annual property taxes, property tax in the UK is a front-loaded one-off payment on completion of the purchase. For those who are not a UK tax resident and already own property anywhere else in the world, the stamp duty ranges from 7% to 19% of the purchase price, depending upon the value of the property. Therefore if you’re buying, you need to factor this into your budget calculations.
Because of the significant expense, we usually recommend to clients that they should be looking to own for at least 7 – 10 years in the UK if they are buying, to recoup their SDLT cost. If the move is for a shorter period of time, it might be more sensible to rent.
It is worth noting that, in spite of the upfront purchase cost, there are no ongoing property ownership taxes in the UK and London therefore sits at the mid-way point when compared to buying and owning a property in other global cities.
Anchoring your search area
In recent years we have seen the school commute overtake the office commute in terms of priority with many of the families we’ve worked with, creating one of the key location anchors when choosing a property. Remember though, this decision needs to be future proofed, so detailed school advice will be essential to ensure you can achieve longevity within the area and community you settle in.
It's important to understand and think about how children will travel to school, as many parents moving to London from overseas are often surprised at the level of independence enjoyed by secondary school children, the majority of whom walk to school or take the tube or a public bus from the age of 11 or 13.
London architecture – lateral versus vertical
Many of the families we work with are moving from large lateral space, and understanding the considerations of London architecture and garden sizes is key when choosing where to focus your property search.
London is made up of micro neighbourhoods within each area, and some will provide wider, lateral houses with generous lawn gardens, versus others which have more narrow or vertical properties over multiple floors. Being able to quickly understand the nuances – combined with price points – will accelerate the search process and ensure you’re focusing your attention on areas which can genuinely deliver the accommodation and lifestyle you’re looking for.
On market versus off market
The central London property market operates very differently to other global cities, with approximately 60 – 65% of transactions taking place off market – particularly the best-in-class homes for rent or sale.
The property search process in London has become increasingly fragmented over recent years. Previously it was possible to liaise with a handful of key estate agents in each location to gain access to most properties, but in recent years there has been a wave of estate agents leaving big brands and establishing themselves as independent property brokers. As a result, there is now an abundance of smaller firms or individuals to approach as well, many of whom have excellent properties for rent or sale but are relatively unknown.
To put this into context, there are now approximately 50 estate agents to speak to within each neighbourhood, to ensure you’re aware of the very best properties – on and off market – which keeps our property search team busy as so many of the properties we secure for clients is based on longstanding network and relationships.
Searching for the best properties
It's a buyer’s market in early 2025 and we are already seeing some attractive opportunities, but the London market remains complex and challenging to navigate.
Some estate agents will offer a complementary property search service to shortlist properties for you, but be mindful that they will be relying on other estate agents to share properties and fees with them, which they won’t do for the best property listings.
If you’re on a tight budget, then this option will avoid upfront costs. But if you want to ensure you’re gaining access to the genuinely best properties within your price point, then investing in appointing an experienced property search agent will be worth it and pay for itself in the long run.
Jo Eccles
Jo is founder and Managing Director of Eccord, an award-winning property search company which represents families looking to buy or rent property in prime central London, many of whom are relocating from overseas. Described as a “superstar woman in property”, Jo writes a monthly property column in The Telegraph and is consistently recognised as one of London’s top buying agents.
Cat Sutherland-Hawes
An experienced admissions professional, Cat joined in September 2022 to advise families on school choices. Cat started her career in the House of Commons before she moved from public life into the education sector as Director of Admissions at Latymer Upper School in Hammersmith. After 14 years there, she moved to Wycombe Abbey as Director of Admissions before joining Oppidan Education.