Uppingham or Kibworth: Which Is Better Value?
Uppingham averages £425,000 against £420,000 in Kibworth, a gap of £5,000 or 1%. You would need £500 more deposit and about £26 a month more on a repayment mortgage at an assumed 5% over 25 years. Kibworth charges £375 less council tax at Band D.
Uppingham averages £425,000 against £420,000 in Kibworth, a gap of £5,000 or 1%. You would need £500 more deposit and about £26 a month more on a repayment mortgage at an assumed 5% over 25 years. Kibworth charges £375 less council tax at Band D.
Price and deposit
The headline gap is £5,000, or 1%. On a 10% deposit that is £500 more cash to find before you start. Detached homes average £625,000 against £425,000.
Uppingham against Kibworth
Town guides for each: Mortgage advice in Uppingham and Mortgage advice in Kibworth.
Schools and families
Kibworth holds its own on schools, with 1 graded Outstanding at their last graded Ofsted inspection (before September 2024) against 0 in Uppingham. Counting last graded Ofsted inspections (before September 2024), Uppingham has 2 schools and Kibworth has 2 schools graded Good or better.
A strong catchment in the cheaper town can cost more than an average street in the dearer one. Compare catchments, not averages.
Running costs and getting to work
Band D council tax is £2,796 in Uppingham and £2,421 in Kibworth, a difference of £375 a year.
The honest verdict
Kibworth is cheaper to buy on these figures. Uppingham carries the higher price and, on this data, not the stronger school profile.
Neither is right in the abstract. If the deposit is your constraint, the £500 difference matters more than anything else here. If catchment is the constraint, price follows the school you need.
What each town is actually like
Price is one axis. These are the things people move for, and the things they find out afterwards.
Uppingham
In its favour- The historic Uppingham School town of southern Rutland
- A Good state secondary & primary, plus the famous Uppingham School
- A conservation-area market square, antiques & arts
- Rutland Water, Barnsdale Gardens & countryside close
- A premium town with genuinely limited stock
- No railway station in the town (car-led)
- Rutland is a high-charging council; town precept higher than Oakham's
- No full A&E in the county (nearest Peterborough/Leicester/Kettering)
Best for Downsizers ★★★★★
A compact, walkable, characterful stone market town with antiques shops, galleries, places to eat and a strong community, ideal for downsizers wanting character and amenities without a city or a car-dependent village.
Kibworth
In its favour- A desirable, characterful commuter village
- A celebrated food & independent-shop scene
- An Outstanding primary & a Good secondary
- A conservation area & handsome period housing
- A premium village, above the county average
- No railway station in the village itself
- The London commute starts at Market Harborough
- Listed / conservation consent limits alterations
Best for Families ★★★★★
An Outstanding village primary (Kibworth CofE) and a Good secondary in the village (Kibworth Mead Academy), a food scene, parks and open countryside make Kibworth a strong family village, check catchment and admissions.
Uppingham and Kibworth, side by side
| Measure | Uppingham | Kibworth |
|---|---|---|
| Average property price | £425,000 | £420,000 |
| Average detached | £625,000 | £425,000 |
| 10% deposit | £42,500 | £42,000 |
| Illustrative monthly payment | £2,236 | £2,210 |
| Band D council tax | £2,796 | £2,421 |
| Outstanding rated schools | 0 | 1 |
| Good rated schools | 2 | 1 |
Local averages used for illustration. Confirm your own figures before acting.
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