Homes in Oakham
Oakham is Rutland's county town, with a Norman castle hall, a well-known public school and a historic centre of stone buildings around the market place. Many properties in the centre are built of local ironstone and limestone, with Collyweston slate or Welsh slate roofs, and many are listed. The Buttercross and the castle's Great Hall, with its unique collection of horseshoes, sit at the heart of the town.
The town has expanded considerably in recent decades with large new-build developments at Barleythorpe and on its northern edges, alongside post-war estates. Rutland Water lies just to the east. The geology means radon is a genuine consideration, and older stone buildings may suffer from damp where unsuitable cement mortars have been used. Oakham has a railway station on the Leicester to Peterborough line. Demand is high, and older stone properties often attract strong competition. Some homes in the surrounding villages are thatched.
Areas we cover include Barleythorpe, Langham, Egleton, Burley.
What surveyors look out for in Oakham
- Radon - much of Rutland is in radon affected areas
- Listed buildings and conservation area controls
- Damp in solid stone walls where cement mortar or render has been used
- New-build snagging in Barleythorpe
Which survey for a Oakham home?
Oakham's older stone homes need a Level 3 Building Survey, while a Level 2 Home Survey suits the newer estates.
| Survey | Best for | From |
|---|---|---|
| Level 2 Home Survey | Most conventional homes | £395 |
| Level 2 Home Survey + valuation | Adds market value and rebuild cost | £495 |
| Level 3 Building Survey | Older, altered or unusual homes | £595 |
| RICS valuation only | Price check, probate, family matters | £295 |
Compare them in Level 2 vs Level 3.
Survey prices in Oakham by property value
| Property value | Level 2 | Level 2 + valuation | Level 3 | valuation only |
|---|---|---|---|---|
| Up to £100k | £395 | £495 | £595 | £295 |
| £100k - £150k | £425 | £525 | £650 | £310 |
| £150k - £200k | £450 | £560 | £695 | £325 |
| £200k - £250k | £475 | £595 | £750 | £345 |
| £250k - £300k | £525 | £650 | £825 | £375 |
| £300k - £400k | £575 | £715 | £895 | £395 |
| £400k - £500k | £650 | £795 | £995 | £450 |
| £500k - £750k | £775 | £950 | £1,195 | £525 |
| £750k - £1m | £925 | £1,125 | £1,450 | £625 |
| £1m - £1.5m | £1,150 | £1,395 | £1,795 | £795 |
| Over £1.5m | On request | On request | On request | On request |
Fixed prices including VAT. Some large or unusual properties may be priced individually - we confirm your price before you pay.
How booking works
- Tell us the property
Two minutes online. You see a fixed price before you send anything.
- We secure a surveyor
We check local RICS and RPSA surveyors' diaries and lock in the earliest slot.
- One call to confirm
We take the estate agent's details and your payment, then arrange access.
- Report delivered
Your surveyor inspects and sends the report, usually within a few working days.
House surveys in Oakham: FAQs
How much does a house survey cost in Oakham?
Our fixed prices in Oakham start from £395 for a Level 2 Home Survey, £495 with a valuation and £595 for a Level 3 Building Survey. The exact price depends on the property's value, and you see it before you book.
Which areas around Oakham do you cover?
We book surveyors across Oakham, including postcode districts LE15, and nearby towns such as Uppingham, Melton Mowbray, Stamford, Corby.
Which survey should I get for a home in Oakham?
Oakham's older stone homes need a Level 3 Building Survey, while a Level 2 Home Survey suits the newer estates.
How quickly can a surveyor visit a property in Oakham?
We aim to confirm a local surveyor within one working day of your request and book the earliest slot the estate agent can offer. Inspections often happen within a week, depending on access.
Guides for Oakham buyers
Radon and buying a house
Buying in a radon affected area? What radon is, how to check a property, the UKHSA action and target levels, testing and typical fixes.
Choosing a surveyBuying a listed building: which survey do you need?
Buying a listed building? Why a Level 3 survey from a surveyor with historic building experience matters, plus consent risks to check.
Defects and problemsDamp in a survey report: rising, penetrating and condensation
Damp flagged in your survey? How surveyors tell rising damp, penetrating damp and condensation apart, and what to do before you exchange.
Choosing a surveyDo I need a survey on a new build home?
Do new build homes need a survey? Why a snagging inspection is worth it, what the warranty does and doesn't cover, and when to book.