How elite public school zones are driving a property price boom for parents

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The line that matters most to many parents isn’t on a report card – it’s the one on a map.

As the average cost of 13 years in the private system for a child starting school in 2026 hits $369,594 nationally, families are switching strategy: buy into a high‑performing public school catchment and pay more for the address, not the fees.

On today’s national median property value of $901,257, that premium runs to about $45,000 at 5 per cent and roughly $90,000 at 10 per cent.

“Families are often prepared to pay a price premium of 5 per cent or more, to secure a property in the catchment zone of their preferred public school,” Raine & Horne Executive Chairman Angus Raine said.

“Faced with surging education costs, particularly across the independent sector, many parents are using websites such as myschool.com.au to identify public schools with a strong academic track record.”

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Adelaide’s boundary boom

South Australia is leading the premiums.

In Glenunga, Linden Park and Burnside, addresses inside Glenunga International High School’s catchment routinely trade close to 10 per cent above nearby stock.

The same goes for Marryatville, Heathpool, Kensington and parts of Toorak Gardens in the Marryatville High zone, while suburbs around Adelaide Botanic High, Norwood International and Adelaide High are seeing similar five to ten per cent uplifts.

Source: Raine and Horne

Unley High rounds out the state’s top five, with Netherby, Urrbrae, Fullarton, Glen Osmond, Highgate, Malvern, Kingswood and parts of Unley and Mitcham typically fetching about five per cent more.

“There’s a very real possibility competition adds to catchment premiums in auction-heavy markets such as Sydney, Melbourne and even Adelaide,” Mr Raine said.

“Auctions bring multiple families seeking properties in the same school catchment into one room. This will intensify competition and push prices higher.”

Brisbane’s book‑smart belt

Brisbane’s St Lucia–Indooroopilly belt is the standout in Queensland.

Homes zoned for Ironside State School and Indooroopilly State High are attracting premiums close to ten per cent, while addresses near Brisbane State High in South Brisbane, West End State School, Eagle Junction in Clayfield, Wynnum State High and Manly Primary commonly sell three to six per cent above similar homes outside the line.

Source: Raine and Horne

“In some markets, even being on the wrong side of a street can determine whether a child qualifies for a school. As a result, buyers are placing greater emphasis on exact addresses and documentation, and proximity to a quality school remains one of the top purchase criteria for many families,” Mr Raine said.

Melbourne’s mark‑up magnet

In Victoria, Balwyn High School remains ground zero for catchment premiums, with eight to ten per cent mark‑ups entrenched across surrounding suburbs.

Buyers chasing Suzanne Cory High in Werribee are facing five to seven per cent, while the catchments for Buckley Park College and Northcote High are landing around seven per cent.

In the north‑east, Rosanna near Viewbank College and suburbs feeding into Montmorency Secondary College are also showing about five per cent uplifts.

Source: Raine and Horne

“It’s difficult to quantify precisely, but demand for properties in sought-after public-school catchments appears to have increased since 2020,” Mr Raine said.

Covid lockdowns sharpened many parents’ focus on the importance of education and lifestyle stability, while growing populations, particularly through immigration, have likely contributed to stronger perceived premiums in sight-after state school catchments.”

Sydney’s street‑edge stakes

Sydney mirrors the national trend.

Willoughby Girls High School, Sefton High, Lindfield Learning Village, Killarney Heights High School and Epping Boys High are all drawing premiums in the three to six per cent range, with the Upper North Shore’s street‑by‑street eligibility near Killara High and Pymble Public swinging prices by tens of thousands.

Source: Raine and Horne

“Exactly how much of a premium families will pay to buy in the catchment zones of these schools depends on the property, street and broader market conditions,” Tim Boyan, Director at Raine & Horne Lindfield said.

“However, the price premium can be many tens of thousands of dollars.”

Agent voices: pressure points and priorities

According to Con Pappas, Principal at Raine & Horne Unley in Adelaide, budget pressure and migration patterns are reshaping demand.

“Pricing of properties can also reflect the nature of local schools – and this can be driven by immigration patterns,” he said.

“As a guide, in Adelaide, Morialta Secondary College in Rostrevor, Glenunga International High School and Unley High are all popular with families who are recent arrivals to Australia because they have learning programs that cater specifically to the needs of their children.”

Adelaide-based sales agent James Trimble notes that many families are being priced out of the private education sector.

Parents are stumping up tens of thousands more for an address inside high‑performing public school catchments, as new data shows 5–10 per cent mark‑ups compared with homes just outside the line.

“We are now seeing some of Adelaide’s elite private schools, such as Pembroke, charge annual fees as high as $35,000,” he said.

“This is changing the dynamic of where families can afford to send their children to school.

“Many South Australian families are weighing up whether to spend half a million dollars educating their children in the private system versus paying more for a home near a sought-after public school.

“The latter strategy can mean paying next to nothing in school fees while enjoying a strong return on their home’s value if they choose to sell in the future.”

Beyond the capitals

Outside the big metros, the NSW Central Coast is emerging as an education hub, with buyers responding to the new University of Newcastle campus in Gosford set to open for students in 2026 – a long‑term drawcard agents say is already supporting values.

“While some buyers mention the selective Gosford High School, most are increasingly looking at the bigger picture, and Gosford’s expanding education infrastructure is seen as a long-term value driver,” Principal of Raine & Horne Gosford Geoff Tilden said.

How parents can play it

For families, timing and precision are now critical.

Many schools issue enrolment offers in August, so starting the property search early matters. Boundaries and policies shift, so verifying the exact catchment with official maps and the school is essential, and address‑specific documentation should be kept in order.

In practice, parents are adjusting wish lists to stay inside the line – accepting a smaller block, a single garage or fewer turn‑key features in exchange for certainty on the school gate.