Rutland is the smallest historic county in England, covering around 150 square miles in the East Midlands, bordered by Leicestershire, Lincolnshire and Northamptonshire.

Its population sits at just over 41,000, and the landscape is defined by low, rolling hills, open farmland and the striking expanse of Rutland Water — one of the largest artificial lakes in Europe, created in the 1970s by damming the River Gwash.

The county has just two towns: Oakham, the county town, and Uppingham to the south. Both are historic market towns with roots going back centuries. Oakham’s Norman castle, built between 1180 and 1190, houses the Great Hall’s famous collection of over 230 ceremonial horseshoes donated by visiting peers of the realm and royalty.

Uppingham is perhaps best known for its prestigious public school, founded in 1584 by Archdeacon Robert Johnson, who also established Oakham School in the same year.

Rutland sits at the heart of England, and while it is a rural county, it is well placed for road and rail links to larger towns and cities nearby.

• Car & road – Rutland lies just off the A1, roughly halfway between London and York, making it straightforward to reach from much of the country. The A47 passes through the county between Leicester and Peterborough, and Oakham is around 40 minutes’ drive from both cities. The Georgian town of Stamford is approximately 20 minutes away by car. London is a little over two hours to the south.
• Train – Oakham is the county’s only passenger railway station, positioned on the Birmingham to Peterborough line. CrossCountry run services between Birmingham New Street and Stansted Airport (via Cambridge), calling at Oakham regularly. East Midlands Railway also operates a daily return service to London St Pancras via Corby. A journey to Peterborough takes around 25 minutes, and from there you can connect to London King’s Cross in under an hour. Leicester is roughly 27 miles to the west by rail.

Explore Rutland’s diverse property market, from local pricing to rural property, rental opportunities and more…

Property styles: Rutland’s property stock is distinctive. The county’s older buildings are built from local limestone and ironstone, with many roofs of Collyweston stone slate or thatch — giving the Rutland villages a warm, honey-toned appearance that is immediately recognisable.

You will find everything from listed farmhouses and converted barns to stone-built period cottages, particularly in villages such as Lyddington, Clipsham, Edith Weston and Barrowden. In the towns of Oakham and Uppingham, there are more terraced and semi-detached properties alongside newer developments, while the surrounding countryside includes detached country homes with land and equestrian facilities.

Desireable properties: Some of the most desirable properties in Oakham and the surrounding area can be found in villages close to Rutland Water, including Edith Weston, Manton, Hambleton and Whitwell, where period stone homes often come with views over the reservoir.

Uppingham’s High Street and its surrounding lanes are known for well-kept Georgian and Victorian townhouses. Market Overton, Whissendine and Greetham in the north of the county also draw buyers looking for larger detached homes with generous plots.

Rutland may be England’s smallest county by area, but its landscape — shaped by a vast reservoir, medieval stone villages and centuries of agricultural life — holds a good deal worth seeing.

• Rutland Water – The county’s most defining feature. This 3,100-acre reservoir and nature reserve supports sailing, fishing, cycling and birdwatching. The Rutland Osprey Project, which brought breeding ospreys back to England for the first time in over 150 years, is based here. The nature reserve is managed by the Leicestershire and Rutland Wildlife Trust.
• Oakham Castle – One of the finest surviving examples of Norman domestic architecture in Britain, the castle’s Great Hall dates from the 1180s and holds a remarkable collection of over 230 ceremonial horseshoes presented by visiting royalty and nobles. Managed by Rutland County Council, it is free to visit.
• Normanton Church – Sitting on a promontory at the southern shore of Rutland Water, this partly submerged 18th-century church is one of Rutland’s most photographed landmarks. It now serves as a small museum dedicated to the history of the reservoir.
• Lyddington Bede House – This English Heritage property in the ironstone village of Lyddington began life as a medieval wing of a palace belonging to the Bishops of Lincoln, later becoming an almshouse. The building and its watch tower are Grade I listed.
• Barnsdale Gardens – Made famous by Geoff Hamilton through the BBC’s Gardeners’ World, these 37 individually designed gardens cover eight acres near Exton and remain a popular destination for gardeners and families alike.

Rutland’s economy is shaped by its rural nature and relatively small working-age population of around 17,000. Agriculture remains a significant employer, with arable farming — particularly wheat — dominant across the county’s fertile land. For those looking to buy or manage agricultural land and property in the area, King West’s specialist rural and land agency services are well suited.

The Ministry of Defence is one of the county’s largest employers. Kendrew Barracks near Cottesmore employs approximately 1,180 service personnel, with a further presence at St George’s Barracks in North Luffenham (though this site is expected to close in 2026).

Between the two bases, around 1,700 military and civilian staff are employed, and the wider armed forces population — including families — accounts for roughly a fifth of Rutland’s total population. A £237 million contract to upgrade Kendrew Barracks was awarded in 2025, which is expected to bring construction and maintenance work to the area over the coming years.

Rutland is bordered by only three other counties: to the west and the north by Leicestershire, to the northwest by Lincolnshire and the southeast by Northamptonshire.

The entire length of the county from north to south is only 18 miles long, and its breadth from east to west is 17 miles. This makes Rutland the smallest historical country in England and the fourth smallest in the UK overall.

Cottesmore

Cottesmore is best known for sharing its name with the nearby RAF base of the same name, but this picturesque village has been a settlement since before the Domesday Book.

• Estimated Population: 1,186
• Points of Interest: Rocks By Rail The Living Ironstone Museum, Rutland Railway Museum
• Outstanding Public Schools: The Shires

Edith Weston

The wonderful village of Edith Weston is situated on the southern shores of Rutland Water. The village was given its name by Edward the Confessor, after his queen, Edith. 

• Estimated Population: 850 
• Points of Interest: Giant Store Rutland, Rutland Water 
• Outstanding Public Schools: Edith Weston Academy 

Langham

The village of Langham is situated a few miles northwest of Oakham. Evidence of Bronze Age and Roman settlements remain in the area, although the original settlers are thought to be Anglo-Saxon.