Uppingham is a historic market town in Rutland, England's smallest county. This charming location offers a distinctive blend of Georgian architecture, prestigious education and rural tranquility, while maintaining access to modern amenities and regional cities.
 

About Uppingham

Uppingham is renowned for its Georgian architecture and historic market town character. Founded centuries ago, it has developed into a vibrant community centred around its prestigious independent school, Uppingham School, established in 1584. The town presents an appealing balance of heritage and contemporary living, with cobbled streets and period buildings housing boutique shops, galleries and restaurants.

The community is close-knit, comprising families drawn to excellent educational opportunities, professionals seeking countryside living with reasonable commuting distances to larger cities and retirees appreciating the peaceful setting and high quality of life. The town centre, with its Market Place and High Street, forms the heart of local life, hosting weekly markets that continue a tradition dating back to medieval times.


 

Property Market in Uppingham

The Uppingham property market offers a range of options across various price points, though it is characterised by limited supply and consistent demand.

Period properties dominate the central area, with Georgian and Victorian townhouses along High Street East being particularly sought after for their heritage features and central location. Modern developments are limited, with notable exceptions including small estates such as Loddington Gardens, offering 3-4 bedroom family homes. The outskirts feature rural properties including farmhouses and barn conversions near villages such as Preston and Bisbrooke.

Average house prices in Uppingham typically exceed the national average, reflecting the area's desirability:
 

• Detached homes: Average £430,000 (with some higher-end period properties exceeding £1 million)

• Semi-detached homes: £325,000-£450,000

• Terraced houses: £250,000-£350,000

• Flats and apartments: £150,000-£250,000 (though these are relatively scarce)

The rental market is primarily characterised by short-term lets targeting school staff and visiting parents, typically ranging from £800-£1,200 per month for 2-3 bedroom properties. 
 

Arrange a Property Valuation

Please do get in touch if you are considering selling in the area and one of our experienced agents will be delighted to assist. 01832 617 617.
 

The Best of Uppingham: Things to Do

Uppingham offers a refined lifestyle that balances the charm of historic town living with access to stunning countryside activities. Residents enjoy a calendar of cultural events, outdoor pursuits and dining experiences that create a fulfilling way of life in this picturesque Rutland setting.
 

Parks & Green Spaces

Uppingham Cricket Ground
A historic cricket ground surrounded by greenery that hosts local matches and community events such as summer fairs, located on London Road adjacent to Leicester Road.

Leicester Road Playing Fields
Open space with sports facilities including football pitches, playgrounds and walking paths popular with families.

Rutland Water Nature Reserve
Located approximately 7 miles from Uppingham, this reservoir offers extensive walking and cycling trails with a 23-mile perimeter path, bird watching hides where ospreys can be spotted in spring and summer and water sports rentals including kayaking. The reserve is managed by Anglian Water and Rutland Wildlife Trust.
 

Local Attractions & Cultural Highlights

Uppingham School

Founded in 1584, this renowned independent school features striking Tudor and Georgian architecture and is open for guided tours. Highlights include its Grade II listed chapel designed by G.E. Street in Victorian Gothic Revival style.

Market Place & High Street

A cobbled square lined area with Georgian buildings housing boutique shops such as The Rutland Bookshop, cafes including the Scandi Coffee Company and galleries like Goldmark Gallery and the Rutland Gallery. The market square hosts weekly markets every Friday and Saturday, continuing a tradition since medieval times.
 

Lyddington Bede House

Located approximately 4 miles from Uppingham, this English Heritage-managed medieval almshouse features ornate ceilings and tapestries set in tranquil gardens.

Uppingham Feast Day

A free, annual family fun day held every year, features live music, street entertainment, markets, food and drink throughout the town centre.

Goldmark Gallery

An internationally recognised gallery specialising in modern ceramics, paintings and sculptures from artists like Picasso and Miró, located on Orange Street.

St Peter & St Paul Church

Historic parish church dating back to the 14th century with intricate stained glass and brasses commemorating local figures, located on Church Lane.
 

Schools and Education

Uppingham is renowned for its strong educational offerings across all age groups, making it an ideal location for families seeking high-quality schooling and lifelong learning opportunities.
 

Primary Schools

Uppingham Church of England Primary School

Located on Belgrave Road, this school received a "Good" Ofsted rating in its 2023 inspection. It features a strong emphasis on outdoor learning via the Forest School programme and maintains close ties to St Peter & St Paul's Church community events.
 

Leighfield Primary School

Located in Uppingham on Newtown Road, this school received a "Good" Ofsted rating in its February 2024 inspection. It offers a curriculum with emphasis on creative arts.
 

Secondary Schools

Uppingham Community College

This academy on London Road received a "Good" Ofsted rating in its 2023 inspection. It offers STEM-focused curriculum partnerships with Leicester University and features modern sports facilities including a fitness suite.
 

Uppingham School

This prestigious independent boarding and day school, founded in 1584, is located on High Street West. Ranked among the top 100 UK independent schools by 'The Times Parent Power', it is renowned for its music and arts departments featuring a state of the art theatre complex and elite rugby and cricket coaching.
 

Community Learning & Culture

Uppingham Library

Hosts weekly 'Rhyme Time' sessions and homework clubs linked to Leicestershire County Council literacy initiatives.

Annual Arts Festival
The primary annual arts festival in Uppingham is the Makers’ Market, a seasonal celebration of local craftmanship showcasing the work of local creatives - jewellery, ceramics, textile art, wooden crafts and more.
 

Dining in Uppingham

Uppingham combines quintessential English charm with a vibrant culinary scene that caters to diverse tastes, featuring establishments that elevate its lifestyle appeal.
 

Restaurants

The Lake Isle
Located at 16 High Street East, this stylish, intimate fine-dining establishment honoured with 2 AA Rosettes and featured in the Good Food Guide and Michelin Guide  offers modern European cuisine with seasonal ingredients sourced from Rutland farms. Known for dishes like venison loin with blackberry jus and handmade pasta specials, it provides an intimate setting with exposed beams and candlelit tables ideal for romantic evenings or special occasions.

The Fern Restaurant (at The Falcon Hotel)
Located at 7 High Street East, this restaurant specialises in a ‘small plates’ concept focussing upon seasonal and local ingredients. 
 

Pubs & Gastropubs

The Crown Inn
Located at 19 High Street East, this traditional pub dating back to the 16th century features log fires and hearty British classics like steak-and-ale pie made with Rutland beef.

The White Hart Inn
Located at 15 High Street West, this family-friendly gastropub offers Sunday roasts and gourmet burgers alongside craft ales brewed by Oakham's Grainstore Brewery.
 

Cafes & Tearooms


Baines Bakery

Traditional  family run bakers, situated in an early 17th century building in the market town of Uppingham, Rutland. The bakery has been passed down five consecutive generations of the Baines family and continues to produce quality bread, cakes, sandwiches and more, all of which are made on the premises.

Unique Food Spots

Uppingham Farmers' Market

Held on the first Friday monthly in the Market Place, featuring over 40 stalls selling fresh produce including artisan cheeses from Cottesmore Creamery and honey from Exton Bees.
 

Transport and Connectivity

Uppingham's strategic location in rural Rutland offers seamless access to major cities while retaining its tranquil charm.
 

Road Networks

A47
Direct route east-west linking Uppingham to Leicester (23 miles) and Peterborough (30 miles), ideal for commuters working in these hubs.

A6003
Connects north-south toward Corby (12 miles) and Melton Mowbray (14 miles).
 

Proximity to Major Motorways

M1 (Junction 19)

25-minute drive via A6003/A427, connecting to London (approximately 2 hours), Nottingham (approximately 1 hour) and Sheffield (approximately 1 hour 15 minutes).

A14
Accessible via Kettering (20 minutes), linking Cambridge (approximately 1 hour 15 minutes) and Felixstowe Port (approximately 2 hours).
 

Public Transport
 

Bus Services

Local Routes
Regular Stagecoach buses connect key areas, including Route X4 providing hourly service between Peterborough, Corby and Leicester via Uppingham Market Place and Routes R5/R6 linking villages across Rutland County including Oakham, Uppingham and Cottesmore.

Long-Distance Coaches
National Express stops at nearby Corby and Kettering for direct services to London Victoria and Milton Keynes.
 

Train Services
 

Oakham Station

Located 5 miles from Uppingham, offering direct trains via East Midlands Railway to Birmingham New Street and Stansted Airport (change at Cambridge).

Corby Station

Located 12 miles from Uppingham, offering fast Thameslink trains direct to London St Pancras.

Air Travel

East Midlands Airport

Located approximately 40 miles drive from Uppingham, offering flights across Europe and the UK with airlines including Ryanair and Jet2.
 

Birmingham Airport

Located approximately 65 miles from Uppingham, offering global connections including Dubai and New York via Emirates and British Airways.

Walking & Cycling

Uppingham's compact size encourages active travel, with scenic footpaths including heritage trails through Market Place and School Lane plus access to the Rutland Round circular walk (100-mile loop).

Cycling infrastructure includes traffic-free paths along disused railway lines such as Brampton Valley Way, a popular leisure route around Rutland Water with bike hire available and designated cycle lanes on key roads such as the A6003 improving safety.
 

Shopping in Uppingham

Uppingham offers a distinctive shopping experience characterised by independent retailers, artisanal products and personalised service. The town centre, particularly around the Market Place and High Street, hosts numerous boutiques and specialty stores.
 

Independent Boutiques

The Goldmark Gallery Shop

Connected to the renowned gallery, this store offers art books, limited edition prints and unique homeware items inspired by featured artists.

Specialty Shops

Uppingham Antiques Centre

A collection of dealers offering furniture, collectibles and decorative items spanning several centuries, popular with interior designers and collectors.

Markets

Weekly Market

Held every Friday in the Market Place, continuing a tradition dating back to medieval times, featuring local produce, crafts and household goods.
 

Farmers' Market

Occurring on the first Saturday of each month, showcasing over 40 stalls selling fresh produce, artisan cheeses from Cottesmore Creamery, honey from Exton Bees and other regional specialties.
 

Conclusion and Why Choose Uppingham

Uppingham represents an exceptional living environment that combines historical charm, educational excellence and rural tranquility while maintaining convenient access to larger cities and amenities. The town's distinctive character is evident in its well-preserved Georgian architecture, thriving independent retailers and strong community spirit manifested through regular events and markets.

For families, the educational opportunities are outstanding, from the prestigious Uppingham School to well-rated state options and specialist provisions. Professionals benefit from strategic transport connections to regional hubs while enjoying a peaceful home environment. Retirees appreciate the walkable town centre, cultural offerings and access to beautiful countryside.

The property market, while competitive, offers solid investment potential through consistent price growth and enduring demand. The diverse dining scene, independent shopping options and proximity to natural attractions like Rutland Water create a lifestyle that balances tradition with contemporary comforts.

Uppingham's greatest strength lies in its balanced appeal – neither too remote nor too urbanised, it maintains a distinct identity while providing the necessities for modern living. For those seeking quality of life in a setting that values heritage, education, community and natural beauty, Uppingham presents a compelling proposition.

Thinking of selling your property in Uppingham? Get a free valuation now.


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