Living in Oakham: An Area Guide
Posted on 3rd August 2026
"*" indicates required fields
"*" indicates required fields
King West are estate agents in Oakham, LE15. Finding the right agent to sell or let your property in the rolling Rutland countryside or the historic market town centre of Oakham requires local expertise.
Our knowledge of Georgian townhouses along High Street or country cottages in nearby hamlets ensures you receive accurate valuations. Keep reading to find out more about our services and information about the local area.
"*" indicates required fields
Avoid the common pitfalls of the home selling process with our expert estate agents in Oakham. As a local team with over 25 years’ experience in the local market, we can help your property sell for the price it deserves as efficiently as possible.
Don’t let the troubles of property management get you down. We understand – the burden of finding tenants, keeping track of paperwork and maintaining your rentals is hard work. Allow our Oakham letting agents to share the load.
We offer a full package of specialist services across Oakham – handling rural land, commercial property, and development land transactions. Get in touch with us today for expert-led advice and services in the area you need them.
"*" indicates required fields
"*" indicates required fields
Whether you need to sell your home, or the help of letting agents in Oakham — we can provide you with the local knowledge you need. Get to know our team today.
Development Land Consultant
Residential Sales
Land Management
Associate Director
Associate Director
Accounts Manager
Residential Sales
Director
Director
Reach out to our team of property experts in Oakham today.
13 St Mary's Street, Stamford, PE9 2DE
01780 484520 01780 484520
"*" indicates required fields
"*" indicates required fields
Click below to book a valuation with one of our team members
Curious about Rutland’s county town with its magnificent castle and weekly markets? Oakham offers an excellent quality of life in England’s smallest historic county. Keep reading to see what the area has to offer.
Oakham stands proud as the county town of Rutland – England’s smallest historic county. Located approximately 25 miles east of Leicester and 20 miles west of Peterborough, this market town has maintained its medieval layout and character while evolving to meet contemporary needs.
Dating back to Anglo-Saxon times, Oakham grew around its castle and market, with the magnificent Norman Great Hall of Oakham Castle still standing as one of England’s finest examples of 12th-century architecture. The town’s development accelerated after becoming a stopping point on the Melton Mowbray to Stamford turnpike road, bringing trade and prosperity.
The town centre revolves around the Market Place and Cutts Close park, with the butter cross marking the heart of the settlement. Oakham’s unusual horseshoe tradition – where aristocrats visiting the Lord of the Manor would forfeit a horseshoe – has resulted in a remarkable collection displayed in the Castle Hall.
Oakham offers an appealing variety of architectural styles spanning several centuries. The town centre features handsome limestone and ironstone buildings, many dating from the Georgian period, alongside Victorian terraces with characteristic high ceilings and large windows. Moving outward, you’ll find mid-20th century family homes with generous gardens, while newer developments add contemporary housing options to the mix.
The most sought-after properties can be found along Burley Road and Stamford Road, where substantial detached houses sit within spacious plots. The conservation area around Oakham Castle and Church Street hosts elegant period townhouses with original features, while Mill Street and Northgate offer charming cottages dating back hundreds of years.
Oakham offers numerous fascinating locations that showcase its history and natural surroundings, perfect for those considering making this charming market town their home.
Oakham’s employment landscape combines traditional industries with growing sectors, offering a varied though limited job market typical of a small county town.
The public sector provides significant employment through Rutland County Council, local schools including Oakham School, and healthcare facilities.
Tourism and hospitality form another key sector, with Rutland Water attracting over one million visitors annually, sustaining hotels, restaurants, and activity centres. Agriculture and food production maintain their traditional importance, with several farms and food manufacturers operating locally.
Retail trade centres around High Street and Mill Street, where independent shops operate alongside national chains. Recent years have seen growth in professional services with several small accountancy, legal, and design firms establishing offices in Oakham.
Get answers to common questions about living in Oakham.
Oakham is the county town of Rutland, England’s smallest county. It sits in the East Midlands, around 25 miles east of Leicester, 23 miles from Peterborough and 12 miles from Stamford, with Uppingham a short drive to the south.
The town lies on the western edge of Rutland Water, one of the largest reservoirs in the country. Oakham’s Market Place, the Buttercross and Oakham Castle form its historic centre, and the town falls within the LE15 postcode area.
Oakham is widely regarded as one of the more sought-after towns in the East Midlands, combining a historic market town centre with open countryside and Rutland Water close by. Rutland recorded 86.2% of people in good or very good health at the 2021 census, above the East Midlands regional average.
The presence of Oakham School and strong state schools such as Catmose College adds to the town’s appeal for families moving from nearby cities including Leicester and Peterborough. This ongoing demand is something King West sees regularly when valuing homes in the town.
Oakham’s main attractions are Oakham Castle, Rutland Water and the historic Market Place. Oakham Castle’s Great Hall dates from the 1180s and ranks among the best preserved Norman halls in the country, known for its collection of ceremonial horseshoes. Rutland Water is one of the largest reservoirs in the country and offers walking, cycling, sailing, birdwatching and a nature reserve.
The Buttercross is a Grade I market shelter from the 17th century opposite the castle, and Rutland County Museum offers free admission to local history displays. Cutts Close Park is the main green space in the town centre.
Oakham is around 100 miles north of London by road. There’s no direct train, but services run via Peterborough to London King’s Cross in around 1 hour 25 minutes, with the Oakham to Peterborough leg taking under half an hour. By car, the journey usually takes around 2 hours depending on traffic on the A1.
This makes an occasional day trip to London realistic without a long commute, though most people working from Oakham travel daily towards Leicester, Peterborough or Nottingham instead.
Oakham has a reputation as one of the more affluent East Midlands market towns, largely due to Rutland’s rural setting and Oakham School, founded in 1584. Average sold prices in the town stand at around £326,000 according to Rightmove. The Market Place keeps its historic layout, with independent shops rather than large chains, adding to that impression.
Oakham remains a working market town with a broad range of housing types, so posh is more a matter of perception than fact. This price level supports steady demand, something King West can advise on when valuing a property here.
Oakham had a population of 12,149 at the 2021 census, making it the largest town in Rutland, England’s smallest county by area and population. Rutland’s population grew by around 9.8% between the 2011 and 2021 censuses, a faster rate than the East Midlands region and England as a whole.
Oakham remains a relatively small, low density town by national standards, built around its historic Market Place, castle grounds and the parish church of All Saints, with new housing developments such as Barleythorpe Meadows adding further homes to the town in recent years.
Oakham is the county town of Rutland, England’s smallest county. It sits in the East Midlands, around 25 miles east of Leicester, 23 miles from Peterborough and 12 miles from Stamford, with Uppingham a short drive to the south.
The town lies on the western edge of Rutland Water, one of the largest reservoirs in the country. Oakham’s Market Place, the Buttercross and Oakham Castle form its historic centre, and the town falls within the LE15 postcode area.
Oakham is widely regarded as one of the more sought-after towns in the East Midlands, combining a historic market town centre with open countryside and Rutland Water close by. Rutland recorded 86.2% of people in good or very good health at the 2021 census, above the East Midlands regional average.
The presence of Oakham School and strong state schools such as Catmose College adds to the town’s appeal for families moving from nearby cities including Leicester and Peterborough. This ongoing demand is something King West sees regularly when valuing homes in the town.
Oakham’s main attractions are Oakham Castle, Rutland Water and the historic Market Place. Oakham Castle’s Great Hall dates from the 1180s and ranks among the best preserved Norman halls in the country, known for its collection of ceremonial horseshoes. Rutland Water is one of the largest reservoirs in the country and offers walking, cycling, sailing, birdwatching and a nature reserve.
The Buttercross is a Grade I market shelter from the 17th century opposite the castle, and Rutland County Museum offers free admission to local history displays. Cutts Close Park is the main green space in the town centre.
Oakham is around 100 miles north of London by road. There’s no direct train, but services run via Peterborough to London King’s Cross in around 1 hour 25 minutes, with the Oakham to Peterborough leg taking under half an hour. By car, the journey usually takes around 2 hours depending on traffic on the A1.
This makes an occasional day trip to London realistic without a long commute, though most people working from Oakham travel daily towards Leicester, Peterborough or Nottingham instead.
Oakham has a reputation as one of the more affluent East Midlands market towns, largely due to Rutland’s rural setting and Oakham School, founded in 1584. Average sold prices in the town stand at around £326,000 according to Rightmove. The Market Place keeps its historic layout, with independent shops rather than large chains, adding to that impression.
Oakham remains a working market town with a broad range of housing types, so posh is more a matter of perception than fact. This price level supports steady demand, something King West can advise on when valuing a property here.
Oakham had a population of 12,149 at the 2021 census, making it the largest town in Rutland, England’s smallest county by area and population. Rutland’s population grew by around 9.8% between the 2011 and 2021 censuses, a faster rate than the East Midlands region and England as a whole.
Oakham remains a relatively small, low density town by national standards, built around its historic Market Place, castle grounds and the parish church of All Saints, with new housing developments such as Barleythorpe Meadows adding further homes to the town in recent years.
Posted on 3rd August 2026
