The notion of moving to a big house in the country has long appealed to many a beleaguered city-dweller. Fresh air, open spaces, sizeable homes to raise a growing family, plus no wretched traffic, stressed commuters, or expensive living costs – the appeal is self-evident.
However, while for years pre-pandemic the Cotswolds stood out as the destination du jour for metropolitan emigres, a new rural hub has emerged and is catching the attention of buyers – in particular, families – seeking to swap their pokey urban dwellings for a more spacious abode and a slice of The Good Life.
They’re heading to the ‘Notswolds’ – a part of the Midlands encompassing Rutland and parts of Northamptonshire, Leicestershire and Lincolnshire.
‘Where the Cotswolds represent a very well-trodden path out of London and into the country, the “Notswolds” is a hidden gem which has all the benefits of the Cotswolds without the price tag,’ says Joy Brankin-Frisby, associate partner at estate agents Fisher German.
‘The two areas offer similar things: idyllic towns, fantastic schools, stunning countryside and quick access to London.’
‘Where the Cotswolds represent a very well-trodden path out of London and into the country, the “Notswolds” is a hidden gem which has all the benefits of the Cotswolds without the price tag,’ says Joy Brankin-Frisby, associate partner at estate agents Fisher German
The one big difference between the regions is house prices: according to Land Registry data released by estate agents Savills, the average Cotswolds home currently sells for £640,422. That said, some of the most expensive areas have homes exchanging hands for seven figures: Rightmove figures show that in the village of Kingham, the average home sold for £1.18m in 2023.
By contrast, the most expensive ‘Notswolds’ county, Rutland, has an average property price of £446,892, while the least expensive has an average property price of £228,121.
James Abbott, head of office and residential department at Savills Stamford, says: ‘The area is blessed by beautiful countryside, attractive villages and lovely market towns. Georgian Stamford was England’s first urban Conservation Area, and is the home of Burghley House.
‘Rutland, England’s smallest county, with Northamptonshire, also has the same Cotswold ironstone look to its chocolate box houses, while Rutland Water is a huge draw for sailors, anglers, cyclists and runners.
‘The schooling (with good state, preparatory, independent and grammar options) drives buyer demand, while the commuter links (with three lines all about an hour from London, or Cambridge) make it a viable base to combine family, work and lifestyle decisions.’
But where to buy? Here are 22 of the best homes on the market in the Notswolds.
The Grade II-listed cottage is south-facing and spacious, with three double bedrooms, a large open-plan kitchen and oak-floored dining areas
This detached 18th century cottage has retained its period grace and character, and sits in the village of Ketton, just three miles south of Stamford. A canny location for those with children – several of the area’s most esteemed private and prep schools are within a 12-mile radius of the village. Ketton itself has a myriad of lovely walks, as does the surrounding wooded countryside. Property agent James Abbott calls ‘the setting of this ironstone conservation village pure Cotswolds in Rutland’.
The Grade II-listed cottage is south-facing and spacious, with three double bedrooms, a large open-plan kitchen and oak-floored dining areas. Sitting at the end of a lane, it’s quiet and secluded.
The house’s comfortable sitting room has a bay window at the front, a feature stone fireplace with cast iron log burner, oak flooring and French doors leading on to the rear garden
Immaculately presented, this four-bedroom detached family home sits in the Bryant Homes development in Bushby, flanked by some of Leicestershire’s most bucolic countryside. Busby has a strong community spirit, popular primary schools, a parish church and a pub.
The thoughtfully outfitted home also has three bathrooms, a sizeable garden and an open-plan kitchen. The comfortable sitting room has a bay window at the front, a feature stone fireplace with cast iron log burner, oak flooring and French doors leading on to the rear garden.
You need deep pockets to purchase the Old Barley Mow – but it boasts six double bedrooms, a reception room with fireplace, a sunroom and 2.3 acres of exquisite gardens with an outdoor heated swimming pool
You’d need deep pockets to purchase the Old Barley Mow – but it is a knockout, with six double bedrooms, a reception room with fireplace, a sunroom and 2.3 acres of exquisite gardens with an outdoor heated swimming pool. The former pub is set in the pretty, rural village of Hellidon, South Northamptonshire, which has all the entertainment and amenities a large family could wish for: restaurants; a church; a golf course; and superlative primary and high schools.
This two-bedroom home has two handsome reception rooms and a spacious dining kitchen
This 18th century cottage constructed of stone and slate is set in the centre of Braunston in Rutland. Known for its historic canal, this tiny village is popular with walkers and boaters alike, and has an excellent primary school. The two-bedroom home has two handsome reception rooms and a spacious dining kitchen. A Mediterranean-style garden north-east of the house flourishes in summer roses, poppies, delphiniums, foxgloves, mature fruit trees and shrubs. To the rear sits a separate working garden with vegetable beds, a greenhouse and a shed.
Property agent Victoria Short says the cottage is ‘filled with natural light throughout and could make a fantastic home – especially with the large garden’.
Spring Lodge has four reception rooms, five bedrooms and half-an-acre of gardens orientated to track sunshine
Located in the village of Pickworth, only ten miles from the market town of Grantham, spacious Spring Lodge is a beautifully appointed family home offering a high level of privacy.
The detached home, which falls in the catchment for The King’s School, The Girls Grammar School and Grantham and Carre’s Grammar School, has four reception rooms, five bedrooms and half-an-acre of gardens orientated to track sunshine. Beyond the property’s flowered borders is open countryside. Ideal for commuters, there’s a regular train service from Grantham to Kings Cross which takes less than an hour.
This house has three bedrooms and has been meticulously maintained by the current owners to ensure features such as diamond-leaded windows, open fires and pine-latched doors are all in impeccable condition
Originally designed by famed architect Edward Blore in 1851, this Grade II-listed cottage is in Lower Harlestone, beloved for its rolling countryside and verdant woods. Formerly part of the Althorp Estate, the property is ideal for those looking for a remote country cottage – though the amenities of Northampton are just a 20 minutes’ drive away.
With three bedrooms, the property has been meticulously maintained by the current owners to ensure features such as diamond-leaded windows, open fires and pine-latched doors are all in impeccable condition. The gardens are well landscaped, supplemented by a courtyard, a selection of outbuildings and designated parking for two vehicles at the rear.
Rectory Cottage manages to be both sizeable and quaintly homely, with a big garden to boot
Rectory Cottage manages the neat trick of being both sizeable – four bedrooms across two stories, a double garage, three reception rooms, two bathrooms and a garden room with bar – and quaintly homely, with wooden beam ceilings and exposed brick interiors in the kitchen.
This sweet property is in the Northamptonshire village of Ashton, which is relatively remote to London but serviced by excellent schools in both the village proper as well as the neighbouring Roade, Stoke Bruerne and Hartwell.
Meticulously restored, this Grade II-listed home is a peaceful oasis in the semi-rural village setting of Burton On The Wolds
Meticulously restored, this Grade II-listed home is a peaceful oasis in the semi-rural village setting of Burton On The Wolds. The local primary school is a stone’s throw away and commuter links are in close proximity, providing a happy balance of convenience and tranquillity.
Attention to detail in this four-bedroom family home is apparent throughout, from replica cast iron radiators to the deVOL-designed kitchen with fittings. Each room in the house boasts excellent proportions, totalling 2,119sq ft of living space. The lounge extension is a lovely addition, with a ceiling lantern and two pairs of glazed double doors leading out to the patio.
Shielded and private, the two-storey house has a formal dining room, study and a sitting room with doors opening to a rear terrace
This modern, four-bedroom home is set within a gated development in the endearing village of Great Easton, Leicestershire. Surrounded by the Welland Valley, the pretty village is ideal for ramblers, offering great walks and public bridleways. The respected local primary, Bringhurst, is within walking distance. Shielded and private, the two-storey house has a formal dining room, study and a sitting room with doors opening to a rear terrace.
Set across one floor, the property is accessible for any family members with mobility issues
This detached three-bedroom bungalow in the hamlet of Haddington has plenty of natural light throughout. Set across one floor, the property is readily accessible for any family members with mobility issues. The rear garden is a highlight: with well-maintained lawns, a patio for al fresco dining, a pond and borders of hedgerows and trees. Though rural, Haddington is three miles from Witham St. Hughs, which has a primary school, shops, and other amenities.
This apartment is a three-storey wing of a Grade II-listed house, with five bedrooms, two reception rooms, off-road parking and lawned garden
Described by property agent James Abbott as a ‘deceptively elegant home’, this apartment is a three-storey wing of a Grade II-listed house, with five bedrooms, two reception rooms, off-road parking and lawned garden. Set in a hamlet to the west of Wansford, Abbott praises the location for its ‘accessibility to countryside for walks and runs, as well as for Stamford and Oundle, along with Peterborough, for its trains to London and Cambridge’.
The house itself offers well-proportioned rooms over three floors, has easterly and westerly facing windows for catching sunlight and a pleasing ‘barley twist’ staircase.
Dating back to the 17th century, the house has been lavishly restored and renovated recently, making a feature of the traditional beamed ceilings while fitted with modern amenities
A four-bedroomed property in the Charnwood village of Leicestershire, Wide Lane is well placed for commuters looking to access the M1 motorway, Derby, Nottingham or the university town of Loughborough.
Dating back to the 17th century, the house has been lavishly restored and renovated recently, making a feature of the traditional beamed ceilings while fitted with modern amenities, such as an Aga cooker and Yorkshire sash windows. The garden plot is a highlight, offering great privacy, while the gated heated pool is an enticing feature.
The 17th century building which houses this apartment has retained its original features within stylish communal spaces, while the place itself offers 2,400sq ft of living space
Aquavista is a three-bedroom, split-level apartment, within Grade II-listed Stocken Hall. The 17th century house has retained its original features within stylish communal spaces, while the apartment itself offers 2,400sq ft of living space, including a sitting room, dining room and study set over two floors. Large sash windows allow plenty of natural light.
The property is less than a mile from the A1, while nearby village Stretton has a local pub, parish church and a plethora of gorgeous country walks.
Pride of this property is its multi-tiered garden, bordered with thoughtfully planted mature shrubs and trees, offering a great deal of usable space for a green-fingered resident
This four-bedroom detached family home is within the highly sought-after village of Little Houghton, just two miles south of Northampton. Its position offers gorgeous views overlooking the River Nene and surrounding valley, as well as easy access to a primary school and the Northampton train station.
Pride of the property is its multi-tiered garden, bordered with thoughtfully planted mature shrubs and trees, offering a great deal of usable space for a green-fingered resident.
Dating back to 1813, former farmhouse Chartlands has been converted into an eight-bedroom haven, with a separate annexe, detached triple garage, snug, study and family room
Dating back to 1813, former farmhouse Chartlands has been converted into an eight-bedroom haven, with a separate annexe, detached triple garage, snug, study and family room, as well as dining and drawing rooms. The south-facing facade of the main house is built in local limestone, with quoins and part of the second storey in darker Northampton Ironstone, beneath a more recent Welsh slate roof.
Its bucolic surroundings include a spring-fed pond in the garden, cider orchards and a field, set in a 1.6-acre plot.
Located in the village of Great Houghton, three miles southeast of Northampton town centre, just off the A428. Private schools are within easy access of Chartlands, while train services run to multiple London stations from Northampton.
This renovated stone cottage in the village of Little Casterton has three bedrooms, two bathrooms and two reception rooms, in addition to the large farmhouse-style dining kitchen
This exquisitely renovated stone cottage in the village of Little Casterton has three bedrooms, two bathrooms and two reception rooms, in addition to the large farmhouse-style dining kitchen. There is also a self-contained annexe and double garage. ‘This is such a charming cottage with fantastic features and an updated, modern take on country cottage decor,’ says property agent Victoria Short. ‘The addition of the annexe is a fantastic space whether it be for guests, unruly teenagers or an Airbnb opportunity. You may also be able to spot the lambs in the neighbouring field from the top of the garden!’
A conservation village, Little Casterton lies two miles north of Stamford and there is a popular primary school in neighbouring Great Casterton. Peterborough is 14 miles away, where commuters can train to London Kings Cross/St Pancras in just over an hour.
A swimming pool accompanies this semi-detached house set over 4,900sq ft with five bedrooms, three reception rooms, a separate one-bedroom annexe and gym
This Grade II-listed, semi-detached house is set over 4,900sq ft, with five bedrooms, three reception rooms, a separate one-bedroom annexe, gym and extensive gardens.
Brightly appointed, the property has been renovated throughout, the stonework refitted, windows double-glazed, and replumbed and rewired, so despite being a property of ’particular historical and architectural interest’, it is resolutely modern. Within walking distance of Little Houghton, the home is surrounded by open countryside but is only ten minutes’ drive from a wide range of amenities in Northampton and less than 30 minutes’ drive from Milton Keynes.
The interiors of this cottage are spacious and well-lit, including a formal dining room, yet the pride of the property is its sizeable private garden, well-suited for al fresco dining
This attractive, three-bedroom stone cottage is a few minutes’ drive from popular Georgian market town Stamford, home to the famed George Hotel and other amenities.
Rail routes from Stamford service Peterborough, make this an easy commute to London, while the A1 is three miles from the village. The interiors are spacious and well-lit, including a formal dining room, and yet the pride of the property is its sizeable private garden, well-suited for al fresco dining and play, with an excellent view of the village church.
This former chapel has four bedrooms, south-facing private gardens and a stylish kitchen and garden ideal for entertaining
This thoughtfully converted chapel has four bedrooms, south-facing private gardens and a stylish kitchen and garden ideal for entertaining. The property is located in the thriving Rutland village of Barrowden, which has a pub overlooking the village green, stone buildings, a church and village hall. The market town of Uppingham is five miles away, where butchers, bakers, delicatessens, pubs, cafes and restaurants can be found, as well as a famed Friday market. With more than 3,000sq ft of accommodation, the house could be a good fit for a growing family.
One of a small group of stone houses built in 2012, this family home has three bathrooms, separate sitting room, an open-plan dining area, snug and sunroom which wrap around the kitchen, as well as a pretty garden
Discretely positioned off the main street in the hotly desired village of Ketton, this six-bedroom home is handily located just a short distance from the village shop, church, school and park. Stamford is only three miles away, with its commuter routes to London.
One of a small group of stone houses built in 2012, this family home also has three bathrooms, separate sitting room, an open-plan dining area, snug and sunroom which wrap around the kitchen, as well as a pretty garden. ‘This property has such a lovely family feel,’ says Victoria Short. ‘With lots of space to enjoy entertaining and with six bedrooms, you have a whole top floor for guests to stay. The garden is particularly special with views over fields behind and a delightful, sunken, relaxed entertaining area.’
Dating back to the late 16th century, the cruck-framed house has been kept true-to-character, with black wrought-iron door latches and hinges and whitewashed walls throughout
Described as ‘archetypally English’ by estate agents Fine and Country, this thatched-roof cottage – known as Red Roofs – was recognised as a nationally important, Grade II-listed building in 1984.
Dating back to the late 16th century, the cruck-framed house has been kept true-to-character, with black wrought-iron door latches and hinges and whitewashed walls throughout. Initially three cottages, it has been converted into one building over many years, with four double bedrooms, four reception rooms, a kitchen, boot room, cloakroom, sunroom and two bathrooms.
Red Roofs is on the Main Street of Houghton on the Hill, a village known for its two charming pubs, The Old Black Horse and The Rose and Crown. Six miles east of Leicester city centre, with excellent train links to London, the location also provides multiple options for schooling provisions across all ages.
