Compare 1 local agents, data from 4 active listings
We track estate agents actively marketing properties in Clipsham, Rutland, and we've ranked them based on live listing data. selling a period farmhouse on West Street or a modern family home in this picturesque village, finding the right agent makes all the difference to your sale outcome. Our comparison tool helps you connect with the area's top-performing agents who understand the nuances of this specialist market.
Clipsham is a charming Rutland village known for its stone cottages, proximity to the historic town of Stamford, and the famous Clipsham Stone quarries. With an average asking price of £822,500 across current listings, the local market offers premium rural living within easy reach of Leicestershire and Lincolnshire. We monitor the agents who know this village best, giving you the insights you need to make an informed choice when selling your property.
1
Active Estate Agents
£822,500
Average Asking Price
4
Properties For Sale
The Clipsham housing market presents a distinctive picture of premium rural living in one of Rutland's most picturesque villages. According to home.co.uk, the overall average property price in Clipsham stands at £470,000, while homedata.co.uk records sold prices averaging £550,000 over the past twelve months. This difference between asking and achieved prices reflects the premium that successful sales command in this sought-after village location. Our current Atlas data shows five active listings with an average asking price of £470,000, indicating a market where quality properties command strong interest from buyers seeking the Rutland countryside lifestyle.
Recent price trends have shown some correction, with home.co.uk data indicating prices are 36% down on the previous year. The West Street area, one of Clipsham's primary residential zones, has seen prices fall 38% from its 2022 peak of £1,350,000. However, homedata.co.uk records show 71 property transactions in the area, demonstrating continued market activity despite broader economic headwinds. Individual sales have achieved impressive figures, including a detached property sold for £450,000 in August 2025 and a barn conversion fetching £550,000 in June 2025, showing that the market supports strong prices for the right properties.
The CO4 postcode sector encompassing Clipsham and the surrounding Rutland area has experienced varied performance across different parts, with some sectors showing growth of around 4.5% while others have seen modest declines. For sellers, this data underscores the importance of realistic pricing and working with an agent who understands local micro-markets. The village's proximity to Stamford, Oakham, and good transport links to Peterborough and Leicester makes it attractive to commuters, supporting demand for quality family homes despite the broader price corrections seen nationally.
Based on 1 live listings with an average asking price of £550,000.
Source: home.co.uk
See which agents are selling fastest and at the best prices in Clipsham.
Compare Estate Agents FreeThe transaction data from homedata.co.uk reveals a healthy level of activity in Clipsham, with 71 properties sold across various periods. The current listing mix shows a balanced split between properties in the £350,000 to £550,000 range and those in the £550,000 to £650,000 bracket. Three-bedroom properties currently dominate the market at £650,000 average, while four-bedroom homes command an average of £500,000, reflecting the premium that larger family homes achieve in this rural village setting.
Bedroom distribution across the current market shows three-bedroom properties representing a portion of available stock at £650,000, appealing to families and first-time buyers seeking a balance of space and character. At the upper end, four-bedroom properties average £500,000 and attract buyers looking for substantial rural residences with room for home offices or multi-generational living. The gap of approximately £150,000 between these segments demonstrates the significant premium that additional space commands in this specialist market.
New build activity within Clipsham itself appears limited, with searches for new build properties in the LE15 postcode area returning no direct results within the village boundary. This suggests that buyers seeking modern properties may need to look to nearby towns such as Oakham or Stamford, or accept the character and charm of the village's existing period stock. The predominance of older, traditional properties means that buyers are often acquiring character homes rather than new build options, which shapes the type of buyer attracted to Clipsham and the marketing approach needed to sell these unique properties successfully.
Clipsham is a small but distinctive village in the county of Rutland, famous not only for its picturesque countryside but also for the nearby Clipsham Stone quarries. This local limestone has been used in buildings throughout the region and contributes to the architectural character that defines much of the village's built environment. The presence of traditional stone cottages, period farmhouses, and larger country homes gives Clipsham a heritage feel that appeals to buyers seeking an authentic English village lifestyle while remaining within reasonable distance of larger towns and cities.
The geology of Rutland, which includes Jurassic limestones and clays, is reflected in the local construction. Properties in the area commonly feature local stone as a building material, and the underlying clay soils can pose a shrink-swell risk that buyers should be aware of when purchasing older properties. This geological consideration makes obtaining a proper building survey particularly important in the area, especially for period properties that may have been constructed using traditional methods. The lack of specific flood risk data for Clipsham suggests the village is not in a high-risk flood zone, which will be reassuring for potential buyers concerned about environmental risks.
As a small village economy, Clipsham's housing market is influenced by its proximity to larger employment centres. Residents typically commute to nearby towns like Oakham, Stamford, or further afield to Leicester and Peterborough for work, which makes the village attractive to professionals seeking a rural retreat while maintaining city access. The local economy is historically tied to agriculture, with tourism also playing a role given the area's beauty and heritage attractions. Schools in the nearby area are generally well-regarded, adding to the village's appeal for families looking to relocate from more urban environments. Rutland itself consistently ranks highly for education, with several schools achieving outstanding Ofsted ratings.
When selling a property in Clipsham, homeowners must decide between traditional high-street agents and online or hybrid models. The local market, with its premium price points averaging over £470,000 and specialised buyer demographic, often favours agents with established local presence and strong regional networks. Pelham James, operating through Dpc Properties (Sales) LTD and covering Stamford and Rutland, represents the type of established local operator who understands the nuances of selling rural properties in this price bracket. Their average asking price of £650,000 reflects experience with properties at various levels within the local market.
Traditional percentage-based fees, typically ranging from 1% to 3% plus VAT (1.2% to 3.6% inclusive), remain the standard in the UK estate agency market. For a property selling at the Clipsham average of around £470,000, this would translate to fees between £4,700 and £16,920 including VAT. Some sellers in the area may opt for online fixed-fee agents who charge between £999 and £1,999 regardless of property value, though these services often provide less local market expertise and personal service. Given the complexity of the Clipsham market, including the age of properties and potential for Listed Buildings or conservation considerations, working with a local specialist who understands these factors often proves more valuable than simply minimising upfront costs.
Sole agency agreements typically run for 8 to 16 weeks, giving the appointed agent exclusive rights to market your property. Multi-agency agreements, where you instruct multiple agents simultaneously, usually charge a higher fee (typically 0.5% to 1% more) but provide broader market coverage. For a niche market like Clipsham with limited active agents, discussing these options with your chosen agent and potentially negotiating fee structures can help achieve the best outcome. Getting a free valuation from multiple agents before instructing anyone ensures you understand your property's true market position and can select the representative best suited to your specific circumstances. We recommend obtaining at least three valuations to get a clear picture of your property's worth in the current market.
Look for agents with active listings in Clipsham and the surrounding Rutland area. Check their track record with properties similar to yours in price and type. Our data shows only one active agent currently marketing in Clipsham, so focusing on their specific experience and local knowledge becomes particularly important.
Request free market valuations from at least three agents. This gives you comparison data and helps you understand realistic pricing expectations for your property. In a small village market, getting multiple opinions helps you gauge the true value of your home and avoid pricing it too high or too low.
Ask about each agent's marketing approach, including online presence, photography quality, and database of potential buyers. Premium properties require premium marketing, and in a village like Clipsham where buyers are often seeking character homes, the presentation of your property's unique features becomes essential to attracting the right buyers.
Understand exactly what is included in the agent's fee, contract length, and what happens if your property doesn't sell. Negotiate where possible, particularly if your property represents significant value. Many agents are open to negotiation, especially for higher-value properties.
Choose an agent who demonstrates genuine knowledge of the Clipsham market and communicates in a way that makes you feel confident about the process. They should understand the village's unique selling points, from the proximity to Clipsham Stone quarries to transport links toward Stamford and Oakham.
In a small market like Clipsham with limited agent options, focus on getting an accurate valuation rather than simply choosing the agent who quotes the highest price. Overpriced properties sit on the market and sell for less.
The bedroom distribution in Clipsham's current market reveals clear pricing tiers that reflect buyer demand in this rural village. Three-bedroom properties, which typically appeal to families and first-time buyers upgrading from smaller homes, average £650,000 and represent a portion of current available stock. These properties often include traditional cottages or modernised period homes that offer a practical balance of space and character, making them ideal for families seeking a rural lifestyle without sacrificing convenience.
At the upper end of the market, four-bedroom properties average £500,000 and appeal to buyers seeking substantial family homes, those with home office requirements, or buyers looking for multi-generational living arrangements. The gap between three and four-bedroom pricing (approximately £150,000) shows a significant premium for additional space and reflects the premium that larger rural properties command in the Rutland area. Buyers in the market for four or five-bedroom homes may find limited current stock but should monitor the market closely, as demand for mid-sized family homes remains strong in the Rutland area.
Achieving the best possible price for your Clipsham property starts with accurate pricing based on current market data and realistic expectations. Our Atlas data shows an average asking price of £470,000, while homedata.co.uk records indicate sold prices averaging £550,000, suggesting that well-presented properties in the right market conditions can achieve premiums over asking prices. However, the year-on-year price decline of 36% reported by home.co.uk indicates that sellers must be realistic about achieving prices seen in previous years.
Presentation matters significantly in a market where buyers are often seeking character properties. Ensuring your property is well-presented, with quality photography and accurate descriptions highlighting local features like proximity to Clipsham Stone quarries or easy access to Stamford and Oakham, can differentiate your listing from others. Working with an agent who understands how to market rural properties to the right buyer demographic, rather than simply listing on major portals, can make a substantial difference in achieving a successful sale at the best price.
Fee negotiation is possible, particularly when you have multiple agents competing for your instruction or when your property represents significant value. However, the cheapest agent is rarely the best value if they lack local market knowledge or marketing expertise. In a small village market like Clipsham, reputation and relationships matter, and agents who have built trust with local buyers often deliver better results than those offering rock-bottom rates. We always recommend considering the whole package an agent offers rather than focusing solely on the headline fee percentage.
1 properties currently listed across Clipsham. Here are the most recently added.
£550,000
Barn Conversion, 4 bed
Bidwell Lane, LE15 7WQ
£550,000
Barn Conversion, 4 bed
Bidwell Lane, LE15 7WQ
Richardson Surveyors
-10d ago
Get free, no-obligation valuations from the top-performing local agents. Compare fees, services, and track records before you decide.
Compare Agents FreeBased on our live data, Pelham James operating through Dpc Properties (Sales) LTD is currently an active estate agent with listings in Clipsham. They cover the Stamford and Rutland area and have listings with an average asking price of £650,000, representing a portion of the local market. When selecting an agent, consider their experience with properties similar to yours and their knowledge of the local Rutland market, including the nuances of selling period properties and stone-built homes that characterise much of Clipsham's housing stock. We recommend getting a valuation from them to understand how they would market your specific property.
Estate agent fees in England typically range from 1% to 3% plus VAT (1.2% to 3.6% inclusive). For a property in Clipsham averaging around £470,000, this translates to fees between £5,640 and £16,920 including VAT. Some online agents offer fixed-fee options typically between £999 and £1,999, which may appear cheaper but often provide less local expertise. Given Clipsham's specialised market, the personalized service from a traditional agent familiar with rural property sales often delivers better value than the savings from a basic online service. The key is finding an agent who understands the village and its unique property types.
home.co.uk listings data indicates that house prices in Clipsham are currently 36% down on the previous year, with the West Street area showing a 38% decline from its 2022 peak of £1,350,000. This represents a significant price correction, though homedata.co.uk records show stronger achieved prices averaging £550,000 for recent sales. The market appears to be stabilising, and properties that are realistically priced and well-presented continue to sell. The variation between sources reflects the relatively small number of transactions in this village market, where individual sales can significantly influence averages. The key takeaway is that realistic pricing is essential in the current market conditions.
Clipsham is a picturesque village in Rutland, famous for its proximity to Clipsham Stone quarries and featuring traditional stone-built properties that give the area distinctive character. The village offers a peaceful rural lifestyle while maintaining good transport links to larger towns like Stamford and Oakham, and onto Peterborough and Leicester. Residents benefit from access to good local schools, countryside walks, and a strong community feel typical of small English villages. The area attracts buyers seeking a rural retreat without complete isolation, including families and commuters who value the balance of village life with reasonable city access. Rutland consistently ranks as one of the most desirable counties to live in England.
Based on current listings and recent sales data, detached properties across all bedroom counts perform well in Clipsham, with the current average asking price of £450,000 reflecting the premium that buyers place on rural detached homes. Three-bedroom properties average £650,000 and represent practical family homes, while four-bedroom properties command £500,000 on average, appealing to buyers seeking substantial rural residences. The village's older housing stock, including period cottages and farmhouses, attracts buyers specifically seeking character properties, and these often achieve strong prices when presented well. The limited supply of properties in the village means demand remains steady for the right type of home.
While specific data for Clipsham is limited, the average time to sell in the UK varies significantly based on pricing, property type, and market conditions. Realistically pricing your property based on current market data is the first step to achieving a timely sale. In a smaller village market like Clipsham, where buyer demand is more specialised, marketing your property effectively to the right audience becomes even more important. Properties that are realistically priced and well-presented typically achieve sales within 8 to 16 weeks, though this can vary based on broader market conditions and individual property characteristics. Working with an agent who understands the local market can significantly reduce time on market.
Given Clipsham's older housing stock, which includes traditional stone cottages and period farmhouses, obtaining a proper survey is strongly recommended. A RICS Level 2 survey (Home Survey) is generally suitable for conventional properties in reasonable condition and costs typically between £450 and £1,000 depending on property size and value. For older or more complex properties, a RICS Level 3 survey (Building Survey) provides more detailed analysis and is advisable given the potential for issues common in period properties, including damp, roof condition concerns, and outdated electrical systems. The clay soils present in Rutland also mean that shrink-swell movement could be a consideration for some properties, particularly those with shallow foundations or trees nearby.
Active new build developments specifically within Clipsham village appear limited, with searches in the LE15 postcode area returning no direct results within the village boundary. Buyers seeking new build properties may need to look to nearby towns such as Oakham or Stamford for current developments. The majority of properties available in Clipsham are older, traditional homes, which contributes to the village's character but also means buyers should factor in potential maintenance and renovation costs when purchasing period stock. This shortage of new build housing locally means demand for existing character properties remains consistently strong.
From £450
Essential for standard properties, identifies defects and condition issues
From £600
Comprehensive survey for older or complex properties
From £60
Energy performance certificate required for sale
From £150
Professional valuation for mortgage and sale purposes
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Compare 1 local agents, data from 4 active listings
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