Oakham, the historic county town of Rutland, offers a distinctive combination of rural charm, historical significance and excellent connectivity. As the principal settlement in England's smallest county, Oakham provides residents with a high quality of life characterised by outstanding educational institutions, diverse recreational opportunities and a strong sense of community. This guide aims to provide information for those considering Oakham as a place to live, invest or establish a business.
 

About Oakham

Oakham is the county town of Rutland, England's smallest county. With a population of approximately 12,149 residents (based on the 2021 census), Oakham maintains a close-knit community atmosphere while offering essential amenities and services. The town's history dates back to medieval times, evidenced by its Norman castle and traditional market square.

The town is characterised by its picturesque Georgian and Victorian architecture, with many buildings constructed from local stone. Oakham's rural setting, near the shores of Rutland Water, provides residents with an ideal balance between town conveniences and countryside tranquillity. Its strategic location offers excellent connections to larger urban centres such as Leicester (25 miles), Peterborough (23 miles) and Stamford (12 miles).


 

Property Market in Oakham

Oakham's property market offers a range of housing options catering to various preferences and budgets. The town's appeal extends to families seeking quality education, professionals drawn to its commuter links and retirees attracted to its peaceful atmosphere.

The housing stock includes traditional stone-built detached properties in surrounding villages, Victorian and Edwardian terraces near the town centre and modern executive homes in newer developments. Period cottages and barn conversions are particularly sought after in nearby villages like Langham and Uppingham.

Recent sales suggest an overall average house price of approximately £328,757 (Rightmove), with detached homes averaging around £444,254, semi-detached properties around £259,048, and terraced houses at £258,981. Flats/apartments are estimated at £175,000-£180,000. The limited housing inventory continues to sustain price stability, with properties selling within an average of 45 days.

Recent property listings include modern four-bedroom detached homes at Catmose Park, Grade II-listed cottages on Church Street and new-build properties at the Barleythorpe Meadows development.
 

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The Best of Oakham: Things to Do

Oakham offers a diverse range of leisure activities that cater to various interests, from outdoor pursuits at nearby Rutland Water to cultural experiences within the historic town centre. The town successfully balances traditional market town life with access to exceptional natural landscapes and recreational opportunities.

Parks & Green Spaces

Located just 2 miles north-west of Oakham, this 3,100-acre reservoir features extensive walking and cycling trails along its 23-mile perimeter path. The reserve includes birdwatching opportunities at Lyndon Visitor Centre, where ospreys can be observed during spring and summer months. Sailing clubs and fishing zones are available through Anglian Water Parks, while the picturesque half-submerged Normanton Church Museum provides a distinctive landmark on the water's edge.

Situated off the High Street in central Oakham, this riverside park offers flowerbeds, playgrounds and tennis courts. During summer months, the bandstand hosts concerts by the Oakham Town Band and picnic areas near the River Gwash chalk stream waterway provide peaceful spots for relaxation.

Barnsdale Gardens 

Located near Barnsdale Lodge Hotel, these 45 themed gardens were designed by Geoff Hamilton of BBC Gardeners' World fame. The gardens showcase seasonal blooms throughout the year and serve as an inspiration for horticultural enthusiasts.

Local Attractions & Cultural Highlights

Oakham Castle 

Positioned in the Market Place, this 12th-century Norman Great Hall houses the unique "Horseshoe Collection" - ceremonial horseshoes gifted by royalty and nobility since medieval times. The castle hosts weddings and events throughout the year and offers free entry with guided tours available.

Rutland County Museum & Visitor Centre 

Adjacent to the library on Castle Lane, this museum exhibits collections relating to rural life and Rutlanders' experiences during World War II. The centre includes a tourist information desk and offers free entry to visitors.

All Saints' Church 

This historic parish church on Church Street Street features the tallest spire in Rutland (162 feet) and contains remarkable medieval stained glass and Saxon stonework remnants.

Oakham's cultural calendar includes annual events such as the Rutlander Festival in July, featuring live music and food stalls; the Oakham Carnival in June, with its parade from Cutts Close to the castle grounds; and the Christmas Market in December, offering craft stalls around the Market Place.

Arts venues include The Grainstore Brewery Taproom, hosting monthly folk and jazz nights and rotating exhibitions at the Catmose Gallery community hub.

The town's historic market tradition continues with weekly outdoor markets held on Wednesday and Saturday mornings along the High Street, offering fresh produce and artisan goods under a charter granted during the reign of Henry III.

Schools and Education

Oakham offers outstanding educational opportunities across all age groups, making it highly attractive to families seeking quality schooling combined with a thriving community atmosphere.

Primary Schools

Oakham Church of England Primary School 

Located on Burley Road, this Ofsted-rated "Outstanding" (2023) primary school emphasises pastoral care and includes a forest school programme. The school maintains historic ties to the local community through its partnership with St Luke's Church.

Catmose Primary School 

Situated on Huntsman Drive, this Ofsted-rated 'Good' (2017) primary school forms part of the Catmose Federation, sharing resources with Catmose College. The school offers modern facilities including science laboratories and art studios.

English Martyrs' Catholic Voluntary Academy 

Located on Willow Crescent, this academy was rated 'Requires Improvement' by Ofsted in 2023, having previously been rated 'Good' in 2013 provides faith-based education with an emphasis on inclusivity, regularly receiving praise from OFSTED for pupil behaviour.

Secondary Schools & Colleges

Catmose College 

This academy on Huntsman Drive was rated 'Outstanding' by Ofsted in 2012. The college specialises in mathematics and computing, ranking in the top 5% nationally for GCSE results according to Department for Education Performance Tables. The campus includes a state-of-the-art sports complex.

Harington School 

This sixth form college shares its campus with Catmose College on Huntsman Drive, offering A-Levels and BTECs across STEM and humanities subjects with strong university progression rates.

Brooke Priory School 

This independent preparatory school for children aged 2-13 features small class sizes and emphasises outdoor learning through Forest School sessions.

Further Education & Specialist Institutions

Rutland County College offers vocational courses and apprenticeships linked to local industries such as engineering and hospitality.

Uppingham School, located approximately 4 miles from central Oakham, is a prestigious independent boarding and day school founded in 1584 and renowned for excellence in music and sports. Key selling points for families include the proximity of top-rated state and secondary schools within walking distance of central neighbourhoods like Barleythorpe and Langton, strong transport links via A606/A47 ensuring easy commutes to Leicester and Peterborough universities and active PTAs fostering community engagement through events such as summer fairs at Cutts Close Park.

Dining in Oakham

Oakham's thriving food scene combines rural charm with gourmet flair and community spirit, making it an exceptional place for culinary experiences.
 

Standout Restaurants

Hambleton Hall Luxury Manor Hotel and Restaurant

Hambleton Hall hotel and restaurant is situated on the peninsula above Rutland Water. Renowned for impeccable service thanks to over four decades of ownership by Tim and Stefa Hart, its elegantly-designed rooms and Michelin-starred cuisine are reason enough to visit.

The Hambleton Bakery & Restaurant 

Located at 11 High Street, this Michelin Bib Gourmand recipient offers modern British cuisine using hyper-local ingredients from Rutland farms. Menu highlights include sourdough pizzas and seasonal game dishes paired with regional wines.
 

Lakaz Maman 

This family-run South Asian fusion restaurant on Mill Street has been praised by The Guardian for its Sri Lankan-inspired curries and vibrant street-food platters, served in a cosy setting near Oakham Castle grounds.
 

Quintessential Pubs & Gastropubs

The Crown Tavern

Tucked down Crown Walk, this historic coaching inn dates back to the 1600s and features log fires and locally sourced Sunday roasts featuring meats from Uppingham Butchers.
 

The Wheatsheaf 

Situated at 2-4 Northgate (opposite the church), this dog-friendly village pub is renowned for its real ales, including brews from nearby Belvoir Brewery and homemade pies served in a rustic garden setting.
 

Cafes & Brunch Spots

Buttercross Café & Tearoom 

Housed in an iconic Grade II-listed building beneath Oakham's medieval buttercross monument in Market Place, this café is famous for afternoon teas featuring scones baked daily using flour from Melton Mowbray mills.
 

Bean Around Town 

Located on Church Street, this trendy coffeehouse offers specialty brews alongside vegan pastries and serves as an ideal hub for remote workers due to its free Wi-Fi.
 

Unique Food Experiences

Rutland Water Dining options include The Harbour Bar Cafe, where visitors can enjoy smoked salmon sandwiches while overlooking England's largest reservoir.

Oakham Farmers' Market, held monthly at Catmose Village Farm, features artisan cheeses from Leicestershire Creameries and organic vegetable stalls run by Rutland Trust growers.

The annual Rutland Food & Drink Festival in September attracts top Midlands chefs hosting live demonstrations and tastings of regional delicacies.
 

Transport and Connectivity

Oakham's strategic location in Rutland ensures excellent transport links across road, rail, air and active travel networks, ideal for commuters and families seeking rural charm without sacrificing accessibility.
 

Road Networks

Key routes include the A606, providing a direct link between Nottinghamshire (Melton Mowbray) and Stamford/Cambridgeshire, connecting seamlessly with the A1 (10 miles east) for north-south travel toward London and Edinburgh. The A6003 provides access west toward Leicester and the M42/M6 corridor.

Proximity to major cities includes Leicester (23 miles, approximately via A47/A607), with Nottingham, Peterborough and Birmingham all within an hour.
 

Public Transport

Bus services operated by Centrebus include Route X4/X5/Uppingham Connection, providing hourly services on weekdays linking villages across Rutland with Melton Mowbray, Corby and Kettering stations. School and college buses offer reliable services supporting families commuting daily within the Leicestershire/Rutland schools network.

Oakham Station, operated by East Midlands Railway on the Birmingham-Stansted Airport Line, provides direct hourly trains to destinations including Birmingham New Street, Cambridge and Stansted Airport. Connections via Peterborough Station offer fast LNER services into London King's Cross and Edinburgh.
 

Air Travel

The closest airports include East Midlands Airport offering flights across Europe and low-cost carriers, Birmingham International and Luton/Stansted Airports accessible via direct rail links from Oakham Station.
 

Walking & Cycling Infrastructure

Oakham features a pedestrian-friendly town centre with a compact layout placing amenities within walking distance, including the historic Market Place.

Extensive cycle routes include National Cycle Network routes, such as the scenic loop around Rutland Water, accessible from Oakham and the Grantham Canal Towpath, a traffic-free route toward Leicestershire. Bike hire is available at Rutland Water.
 

Private Transport Options

Car ownership rates exceed national averages due to rural convenience, with free and subsidised parking zones throughout the town centre, EV charging points at supermarkets and public car parks and easy access to garages and services along Burley Road and Long Row industrial estates.
 

Shopping in Oakham

Oakham offers a range of shopping experiences that combine traditional market town charm with specialist retailers and practical amenities. The compact town centre provides convenient access to essential services while maintaining a distinctive character through its independent businesses.

The High Street forms the commercial heart of Oakham, hosting a blend of independent boutiques, including Ruttle's Bookshop and national retailers providing everyday necessities. The weekly markets held on Wednesdays and Saturdays continue a tradition dating back centuries, offering fresh local produce, artisanal foods and handcrafted goods.

Speciality shops include several antique dealers and vintage furniture outlets, particularly along Mill Street and Church Street, attracting collectors from across the Midlands. For everyday shopping, Oakham provides two supermarkets on the outskirts of town, offering ample parking facilities and extended opening hours.

The monthly farmers' market at Catmose College showcases the best of Rutland's agricultural produce, with emphasis on organic and sustainable food production. Craft enterprises have established a growing presence, with several studios in converted buildings offering handmade pottery, jewellery and textiles, many influenced by the surrounding countryside.

Oakham's retail landscape extends beyond the town boundaries to include Rutland Garden Village, a collection of lifestyle retailers and garden suppliers located just off the A606.
 

Conclusion and Why Choose Oakham

Oakham presents a compelling proposition for those seeking a balanced lifestyle that combines rural tranquillity with practical convenience. The town's historic character, exemplified by its Norman castle and medieval market square, provides a distinctive sense of place that connects residents to centuries of heritage.

The education sector represents one of Oakham's most significant assets, with outstanding schools attracting families committed to academic excellence. This educational focus contributes to a community that values learning and cultural engagement, reflected in the town's museums, galleries and regular cultural events.

Proximity to Rutland Water offers unparalleled recreational opportunities, from sailing and cycling to wildlife observation and peaceful walks, providing residents with an exceptional natural asset on their doorstep. The surrounding countryside, characterised by rolling hills and picturesque villages, further enhances Oakham's appeal for those seeking outdoor pursuits.

Transport connections strike an effective balance, with direct rail services to major cities and good road networks ensuring accessibility while maintaining sufficient distance from urban centres to preserve Oakham's peaceful atmosphere. The property market reflects this desirability, with stable values and  housing stock catering to various life stages and preferences.

Oakham's dining scene, independent retailers and community events contribute to a vibrant local economy with a strong sense of place. For investors, businesses and prospective residents, Oakham offers a rare combination of quality of life, connectivity and community cohesion that continues to attract newcomers while maintaining its distinctive character.

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The information on this page was last updated in June 2025.