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Pelham James is an estate agent in Rutland with a difference. We understand that unique and luxurious homes need better marketing, while their owners deserve a refined level of customer service. As part of our personal approach, we share regular property market insights, allowing you to make an informed decision about moving home. 

If you’d like to discuss anything about property, please get in touch with the team or pop your head around the door at 3 Saddler’s Court in Oakham. We’d be delighted to stick the kettle on and hear your story.


Rutland Property Market:

Which homes are selling the best?


Inflation, interest rates, house prices down, house prices up ... the newspapers are full of column inches on Brit’s second favourite topic - the property market (the first being the weather obviously!).

Those of you that read my articles on the Rutland property market know I like to look further afield to compare the Rutland market with the regional and national markets. The one thing that is immediately apparent is that the UK does not have one property market.

House prices are up in one region of the UK, yet down in another. It is a hotchpotch patchwork (almost like a fly’s eye) of lots of small property markets all performing in different ways.  

… and that made me think …


Is there just one Rutland property market or many?

So, I decided to dive into the dynamics of the Rutland housing market, to see if it operates as a singular entity or if the diverse price ranges significantly influence a property's saleability.

This curiosity stems from the observation that properties, much like a spectrum, range from modestly priced to premium priced. Such variations in pricing could potentially carve out distinct segments within the market, each with its own trends and buyer behaviours. I decided the best way was to split the Rutland property market into four equal sized distinct price ranges, each representing a unique slice of the market.


Imagine the entire range of house prices as a four-layer cake.

The lowest quartile forms the base layer, representing the most affordable 25% of homes – these are typically the most accessible for first-time buyers and buy-to-let landlords. Next up is the lower middle quartile, the second layer, encompassing properties priced between the 25th and 50th percentiles. These homes offer a step up in features, style or location while remaining within a moderate price range.

Ascending further, the middle upper quartile, the third layer, includes homes priced between the 50th and 75th percentiles, appealing to buyers looking for more amenities or premium locations. At the top sits the upper quartile, the cream of the crop, representing the most expensive 25% of properties in Rutland. These homes are often luxurious, boasting high-end features and coveted locations, and are sought after by those who desire the best the market has to offer.

By segmenting properties into these quartiles, we gain insight into their saleability and can tailor strategies to target buyers effectively within each segment.

These are the quartile/house price bands for Rutland:

  • Lowest Quartile - (0 to 25% quartile in terms of value) - Up to £290,000

  • Lower Middle Quartile - (25% to 50% quartile in terms of value) - £290,000 to £425,000

  • Middle Upper Quartile - (50% to 75% quartile in terms of value) - £425,000 to £600,000

  • Upper Quartile - (highest 25% quartile in terms of value) - £600,000 upward


So, having split the Rutland property market approximately into four equal sizes, the results in terms of what price band has sold (subject to contract or stc) the most is quite enlightening –

The statistics across various price ranges present an interesting pattern. For properties priced up to £290,000, there are 87 available, with 77 already sold subject to contract (STC), representing a 47.0% sale rate.

In the next price band, £290,000 to £425,000, there are 94 properties available, with 53 sold STC, accounting for a 36.1% sale rate.

The £425,000 to £600,000 range shows 88 properties on the market, of which 49 have been sold STC, indicating a 35.8% sale rate.

Lastly, for properties priced at £600,000 and upwards, there are 68 available, with 38 sold STC, resulting in a sale rate of 35.8%.

The best performing price ranges/quartiles in the Rutland area are the lower quartile and lower middle quartile markets, with the middle upper and upper quartile ranges finding things tougher.


In analysing the Rutland property market, it's clear that the dynamics are multifaceted and cannot be neatly categorised under a single umbrella.

The market's behaviour is akin to a kaleidoscope, with each turn revealing a different pattern based on the price segment. This diversity in performance across various price bands/quartiles is indicative of a market that caters to a wide spectrum of buyer preferences and financial capacities.

The most illuminating insight from this investigation is the relative success of different price quartiles.

The lower and lower middle quartiles, encompassing homes up to £425,000, have shown remarkable resilience, with a high percentage of properties going under contract.


This trend likely reflects a robust demand from first-time buyers and investors in moderately priced Rutland properties.

In contrast, the middle upper and upper quartiles, representing the most expensive homes, face a more challenging landscape. With a lower percentage of homes sold, these segments could be experiencing a slowdown, possibly due to a limited buyer pool or the broader economic factors affecting higher-end property investments and underlines the need for realistic pricing.

This disparity in market performance underscores the importance of understanding Rutland's property landscape through a segmented approach.

By recognising the unique characteristics and demand drivers within each quartile, estate agents, buyers, and sellers can make more informed decisions.

As a Rutland estate agent, this insight into the local market's nuances not only enhances our ability to advise clients but also reinforces our commitment to providing tailored solutions that resonate with the diverse needs of the Rutland community.


If you would like to discuss this in any more detail, or any other matters relating to the property market in Rutland, feel free to get in touch with our team at Pelham James.


Joint-Owner & Valuer 
01572 497 070