School Catchments and House Prices in Hillmorton
In the Hillmorton area, 1 school was graded Outstanding and 2 schools Good at their last graded Ofsted inspection (before September 2024).
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
In the Hillmorton area, 1 school was graded Outstanding and 2 schools Good at their last graded Ofsted inspection (before September 2024).
How the Hillmorton school map prices each street
Concentrated demand is what a price premium actually is.
The local benchmark is £300,000 and a detached home averages £515,000.
Ofsted ratings across the Hillmorton area
The commercial page for this town sets out the introduction itself: Mortgage advice in Hillmorton.
Why an in catchment listing can still miss
A house advertised as in catchment may not be next year. The local council publishes last year's furthest distance offered for each school. Ask for that figure in writing before you offer.
Ratings age too. An Outstanding judgement can be several years old, and inspections since September 2024 report differently. Read the current report rather than the agent's summary of it.
The detail behind the Hillmorton numbers
The schools families ask about here are Houlton School, Hillmorton Primary School, Lawrence Sheriff School (Rugby, by the 11-plus), Rugby High School (by the 11-plus) and Other Rugby primaries & new Houlton schools. 3 local schools were graded Good or Outstanding at their last graded Ofsted inspection (before September 2024). Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Hillmorton to Rugby station takes about 5 to 10 min by car/bus.
By price, Hillmorton ranks 19 of the 27 Warwickshire locations we cover, at £300,000 against a county average of £340,741. Band D council tax here is £2,495, against an average of £2,367 across the county locations we cover.
How Hillmorton scores for different buyers
Hillmorton is an eastern suburb and former village of Rugby on the Oxford Canal, with the huge new Houlton development alongside.
The full local guide covers schools, transport and the market in detail: Hillmorton property and area guide.
| Who it suits | Out of five | Why |
|---|---|---|
| Families | ★★★★★ | A comprehensive secondary (Houlton School, rated Good) and primary schools, new parks and facilities at Houlton, and the option of Rugby's state grammars by the 11-plus make Hillmorton a strong family choice, check catchments and admissions. |
| First-time buyers | ★★★★★ | Modern, energy-efficient homes at Houlton and more traditional value in the older village and 20th-century streets give first-time buyers real choice, with Help-to-Buy-era new-build options and a fast Rugby rail link, budget for the estate charge and check the lease/tenure. |
| Commuters | ★★★★★ | Rugby's West Coast Main Line station reaches London Euston in a little under 50 minutes at its fastest, with Coventry and Birmingham close, a genuinely fast London commute from a mid-range Warwickshire suburb. |
| Upsizers | ★★★★☆ | Larger detached homes at Houlton and in the older suburb give upsizers room to grow, though new-build premiums and estate charges are the trade-off. |
| Investors & landlords | ★★★☆☆ | Rugby's rail link and the steady demand from a growing new community support lettings, but new-build premiums, estate charges and the pace of build-out mean yields and resale values need careful checking. |
First-time buyers & families
People wanting modern, energy-efficient homes and new schools at Houlton, or traditional value in the older village, with the option of Rugby's state grammars by the 11-plus, a good-value, well-connected choice.
Commuters
People wanting a fast West Coast Main Line link into London, Coventry or Birmingham from a mid-range Warwickshire suburb, Rugby's station is the draw.
Upsizers, investors & canal lovers
People drawn to the new-build choice, the canal setting and the connectivity, from Houlton family houses to older canalside homes, subject to the new-build, estate-charge and older-home checks.
Hillmorton is known locally for The Hillmorton Locks, and The Oxford Canal & Hillmorton Locks. The historic Hillmorton Locks on the Oxford Canal, three pairs of locks, are the busiest flight on the canal and a much-loved local landmark.
Practical detail for Hillmorton: the CV21 / CV23 postcode district, no station in Hillmorton, Rugby station (~1 to 2 miles) on the West Coast Main Line, fast to London Euston (under ~50 min), Birmingham & Coventry and nearest A and E is University Hospital Coventry (UHCW, Walsgrave, ~12 to 14 miles); Rugby St Cross is urgent care, not a full A&E, verify with NHS.
Hillmorton at a glance
| School | What to check before you offer |
|---|---|
| Houlton School | Confirm last year's furthest offer distance, then read the current report. |
| Hillmorton Primary School | Confirm last year's furthest offer distance, then read the current report. |
| Lawrence Sheriff School (Rugby, by the 11-plus) | Confirm last year's furthest offer distance, then read the current report. |
| Rugby High School (by the 11-plus) | Confirm last year's furthest offer distance, then read the current report. |
| Other Rugby primaries & new Houlton schools | Confirm last year's furthest offer distance, then read the current report. |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Hillmorton
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- Last year's furthest offer distance, in writing from Warwickshire
- The current Ofsted report, not a remembered rating
- Whether a sibling policy is applied before distance
- £30,000 of deposit at 10% on the local average, before fees
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Hillmorton
Broadband speeds can vary street by street in Hillmorton, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
Do Outstanding schools raise house prices in Hillmorton?
Can I appeal if we miss a place?
How do I check broadband speed at a property in Hillmorton?
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