Parents in England face paying a premium of £52,000 to live near a primary school rated as outstanding, research has found.
The average "primary school premium" to live in an admission area of a school that is rated by Ofsted as outstanding, compared with living near a school that requires improvement, is £52,372 or 18%, according to the study.
The research combines house asking price figures from website Rightmove with data provided by FindASchool by 192.com, which tells house hunters whether a property was in the previous successful admission area for a local school.
The study also found that the house price premium to live near a school rated as outstanding versus a school deemed to be good is £36,889, or 12%, on average.
In London, parents face an £80,000 premium to live close to an outstanding school versus one that requires improvement, the research found.
The smallest premium in cash terms is in the North East, where home buyers face paying £17,090 more to live near an outstanding school versus one that requires improvement.
Miles Shipside, director of Rightmove, said many house hunters are willing to compromise on other factors if it means getting their children into a good or outstanding school.
He said the study "highlights the challenges that many parents need to go through to secure a place at a school and a home that they know is right for them".
Mr Shipside continued: "There are of course other factors that play a part in the overall asking price of an area - things like the size of properties and how high the demand is, especially if there's a shortage of available property."
Dominic Blackburn, product director of 192.com, said: "Living near a school is not necessarily a guarantee of securing a place, with some Ofsted outstanding schools having successful admission areas of less than 100 metres."
Properties listed on Rightmove have a "school checker" tab with details of schools' previous successful admission areas from FindASchool.
Here are the average premiums needed in each region to live near an outstanding primary school, versus one that is rated as needing improvement, according to the Rightmove/192.com study:
:: West Midlands, £52,919, 32%
:: North West, £39,390, 27%
:: Yorkshire and Humber, £32,886, 22%
:: South East, £71,979, 21%
:: East of England, £59,823, 20%
:: South West, £47,071, 19%
:: London, £80,542, 13%
:: North East, £17,090, 13%
:: East Midlands, £23,325, 13%