Selling your home
1.2% + VAT · no tie-in
Valuation, photography, floorplan, EPC, accompanied viewings and a named sales progressor. One fee, payable only when you complete.
How selling worksStamford · Oakham · the Welland villages
Sell your home in Stamford for 1.2% + VAT — with no tie-in.
Independent estate agents for Stamford, Rutland and the villages between them. Free valuation, honest advice, and a fee we print on the website. 1,486 homes sold since 2009.
Book a free valuationBrowse homes for sale
Two ways to find out. Use the estimator below for a number in about twenty seconds, or book Anna or Gareth to come and do it properly — free, in writing, and with the comparable sales attached.
1,486homes sold since 2009
98.4%of asking price achieved, last 12 months
41 daysaverage launch to sale agreed
11.2%of our sales fall through — the national figure is around 25%
Member of Propertymark (NAEA and ARLA) with Client Money Protection. Member of The Property Ombudsman, no. D08841. Supervised for anti-money-laundering by HMRC. Two offices, nine people, no franchise and no call centre.
Start here
What do you need to do?
Four ways in. Each one tells you what it costs and what happens first, before you give us a phone number.
Our services
Everything we do, and what each one costs
Buying with us
Buyers pay us nothing
Register once and you hear about new instructions before they reach the portals. Every listing carries its tenure, council-tax band and EPC up front.
See homes for sale
Lettings & landlords
From 70% of first month’s rent
Rental valuation, referencing, Right to Rent checks and a tenancy that complies with the Renters’ Rights Act. Let Only, Rent Collection or Fully Managed.
Letting with us
Property management
12% + VAT, fully managed
312 homes managed by Delia and a contractor list of people who actually turn up. Repairs, inspections, certificates and month-end statements.
What management covers
Land & new homes
Quoted site by site
Single plots to fourteen-unit schemes. Appraisal, planning-stage advice on what the local market will actually pay, and off-plan sales.
Land & new homes
Probate & executor sales
Probate valuation £250 inc. VAT
A written valuation for the HMRC account, a sale run at the executors’ pace, and clearance and utilities handled if you are not local.
How we help executorsOn the market
Homes for sale this week
For sale
Guide price £675,000
Barn Hill, Stamford
A Grade II listed Georgian townhouse on the best-known hill in the town
EPC E · Council tax G · Freehold
New instruction
£389,500
Church Road, Ketton
A stone cottage in the middle of the village, three minutes from the school
EPC D · Council tax D · Freehold
For sale
Guide price £825,000
Millstone Lane, Barnack
A barn conversion with the cart-arch glazed, on the edge of the village
EPC C · Council tax F · Freehold
For sale
£545,000
Crocket Lane, Empingham
A family house with a genuine Rutland Water view from the garden
EPC C · Council tax E · Freehold
For sale
£245,000
St Paul’s Street, Stamford
Two bedrooms in a converted school building, with an arched window you cannot copy
EPC C · Council tax C · Leasehold
For sale
£429,000
Bertie Lane, Uffington
A three-bedroom cottage with a long garden, two miles from the town
EPC E · Council tax E · Freehold
Pricing
What we charge to sell your house
Printed here because you are going to ask, and because the answer does not change depending on how the valuation goes.
Sole agency
1.2% + VAT
1.44% including VAT · minimum £3,600 inc. VAT
- Market appraisal and a written valuation you keep
- Professional photography and floorplan by our own photographer
- EPC ordered and paid for by us
- Rightmove, OnTheMarket and our own site
- Accompanied viewings seven days a week
- Negotiation and offer qualification, including proof of funds
- A named sales progressor from offer to completion
Multiple agency
1.9% + VAT
2.28% including VAT
- Everything in sole agency
- You may instruct other agents at the same time
- Payable only to whoever introduces the buyer who completes
Worth it if you are in a hurry and genuinely want three agents working. In our experience it usually costs more and achieves less.
Premium marketing
£480
inc. VAT, added to either package
- Twilight photography of the exterior
- Drone stills where planning permits
- A printed 12-page brochure, 25 copies
- A walkthrough video for the portals and social
We recommend it above about £600,000, or wherever the setting is the selling point. On a town terrace we will tell you to save the money.
No tie-in period. Most agents lock you in for twelve or sixteen weeks. If you are unhappy with us, give us fourteen days’ notice in writing and there is nothing to pay — no withdrawal fee, no marketing charge, no bill for the photography. We would rather you stayed because it is working.
Free tool
What’s your home worth?
An estimate you can have right now, without giving us your phone number, followed by a proper valuation if you want one.
What’s my home worth? The twenty-second version
Built from what we have actually sold in each village this year. It shows you its working, because a number you cannot check is not worth much.
An estimate from typical floor areas and village averages, not a valuation. It does not know about your extension, your view, your boundary dispute or the new bypass. Anna and Gareth do.
How it works
Selling with us, start to finish
Step one
The valuation
Anna or Gareth comes out, measures, and gives you a figure in writing with the comparable sales behind it. Free, about an hour, no obligation.
Step two
Photography and floorplan
Sam shoots every house we list, waiting for the light rather than working round it. Floorplan, EPC and the material information all done before launch.
Step three
Viewings and offers
We accompany every viewing, seven days a week, and we qualify every offer — proof of funds, chain position, mortgage in principle — before we bring it to you.
Step four
Getting it over the line
Joe chases searches, solicitors and the chain every week and rings you whether there is news or not. This is why 88.8% of our agreed sales complete.
Why it works
One in four sales collapses nationally. One in nine collapses here.
The difference is not luck. It is qualifying the buyer before we recommend you accept, and then chasing the sale every single week until it completes.
We ask for proof of funds and a mortgage in principle before an offer goes to a seller. We ring the bottom of the chain ourselves rather than take the other agent's word for it. And Joe, who does nothing else, calls every seller and every buyer weekly with a written update — including the weeks when the honest update is that the searches are still with the council.
It is unglamorous, and it is the single biggest thing an agent can do for you after getting the price right.
The ledger
Our last five completed sales
Guide price, what it actually sold for, and how long it took. Including the one that took sixty-three days.
-
Barnack4-bed stone houseGuide£745,000Sold for£745,000Of asking100.0%To sale agreed22 days
Sold to a buyer from our mailing list before it reached the portals
-
Ryhall3-bed semi-detachedGuide£315,000Sold for£322,000Of asking102.2%To sale agreed11 days
Two sealed bids; agreed above guide
-
Ketton3-bed cottageGuide£410,000Sold for£402,000Of asking98.0%To sale agreed34 days
Reduced after the survey found a chimney needing repointing
-
Stamford2-bed terraceGuide£268,000Sold for£262,500Of asking97.9%To sale agreed38 days
First-time buyer, no chain either side
-
Empingham4-bed detachedGuide£565,000Sold for£549,000Of asking97.2%To sale agreed63 days
Slower: two buyers withdrew before the third completed
Five most recent completions across both offices, to 30 June 2026. Across the full twelve months we averaged 98.4% of asking price and 41 days to sale agreed — this sample is faster than the year, because two of these five were village houses under £450,000.
Where we work
Stamford, Rutland and the villages between
StamfordGeorgian town centre, walkable, station 65 min to Peterborough~£412 per ft²
KettonVillage with shop, school and a good pub, 4 miles from Stamford~£372 per ft²
BarnackConservation village, Hills & Holes nature reserve, 3 miles east~£398 per ft²
Uffington & TallingtonRiver Welland villages, level roads, 2 miles east of Stamford~£341 per ft²
Easton on the Hill & CollywestonNorthamptonshire border villages, famous slate roofs, 2 miles south~£365 per ft²
Ryhall & Great CastertonRutland villages north of Stamford, secondary school on the doorstep~£334 per ft²
Empingham & Rutland WaterRutland Water villages, walking and sailing, 6 miles west~£388 per ft²
Oakham & UppinghamRutland’s two market towns, independent schools, our second office~£356 per ft²
Reviews
4.9 out of 5, from 287 reviews
★★★★★
Anna told us not to spend eight thousand pounds on a new kitchen because we would not get it back. The house sold in three weeks to the second viewer. I have never had an agent talk me out of spending money before.
★★★★★
Our buyer’s chain collapsed twice. Joe rang us every Friday for four months whether there was news or not, which sounds small and was not. We completed in March.
★★★★★
I chose them because the fee was printed on the website and nobody else’s was. It stayed 1.2% all the way through, including when they had to do a second set of photographs after the scaffolding came down.
Guides & market news
Written by us, about here
14 July 2026 · 6 min read
What actually moves a house in Stamford in 2026
Three things are moving houses in this market and two of them are free. The third is being honest about the price in week one rather than week nine.
Read it
2 July 2026 · 8 min read
The Renters’ Rights Act: what changed on 1 May, in plain English
Section 21 is gone, fixed terms are gone, and every tenancy in England is now periodic. Here is what that actually means for a landlord with one or two houses.
Read it
18 June 2026 · 7 min read
Stamp duty explained, with the 2026 numbers and a calculator
The bands, the first-time buyer relief, the five per cent surcharge on second homes, and the rest of the bill nobody quotes you.
Read itFind out what your home is worth
A free market appraisal, in writing, with the evidence behind it. No obligation and no tie-in if you go ahead.