Leamington Spa has long held a reputation as one of Warwickshire’s most desirable towns. Its mix of Regency architecture, riverside parks and elegant shopping streets gives it a timeless charm. But in 2026, it’s North Leamington from Milverton to Lillington that stands out as the top choice for families, professionals and high-value buyers.
For anyone researching the best areas to live in Leamington Spa, this area guide takes a detailed look at why the north of the town continues to top the list. Whether you’re seeking your next family home, a buy-to-let in a high-demand catchment, or a peaceful place to retire with excellent local schools and green space, North Leamington deserves your attention.
At Martin & Co Leamington Spa, we’ve seen consistent demand for homes in CV32 and surrounding postcodes. In this guide, we explore what makes this part of town so special.
Milverton: period homes and golden catchments
Leafy and historic, Milverton is the jewel of North Leamington. It sits close to the town centre, with Georgian and early Victorian homes lining quiet residential streets. Properties here often feature high ceilings, bay windows and mature gardens.
Milverton is particularly popular among families looking to secure places in top-rated schools. It falls within the catchment for North Leamington School, one of the town’s most sought-after secondaries, as well as highly regarded primaries like Milverton Primary and Brookhurst.
Local life in Milverton offers a village feel. Independent cafés, bakeries and wine shops give the area a relaxed but refined character, while Victoria Park and Jephson Gardens are just a short walk away.
According to Rightmove’s January 2026 report, house prices in Milverton have risen by 4.8% year-on-year. Family-sized semis and detached homes are especially in demand, with properties typically selling above asking price when within walking distance of school gates.
Lillington: green views and great schools
Sitting just northeast of the town centre, Lillington is known for its elevated position and access to the rolling grounds of Newbold Comyn. It offers a mix of classic mid-century houses, smart townhouses and newer developments, with something for both upsizing families and investors.
Education is a key driver of demand in this part of Leamington. Telford Infant and Junior Schools, Brookhurst Primary, and North Leamington School all have strong reputations, attracting parents eager to move into catchment zones. These schools consistently perform well in local and national assessments, giving buyers confidence in their long-term appeal.
Many homes in Lillington offer views across open countryside, while still being just a few minutes from the town centre and station. That makes it a perfect balance for professionals commuting to Birmingham or London, but wanting outdoor space and peace at the end of the day.
A lifestyle of parks, tennis clubs and period charm
One of the reasons North Leamington ranks highly among the best areas to live in Leamington Spa is the lifestyle it offers. With riverside walks, beautiful parks and excellent sports facilities, the area feels both refined and welcoming.
Popular residential streets include:
- Rugby Road — for large detached homes and proximity to the town centre
- Cloister Way — for quiet cul-de-sac living near top schools
- Guys Cliffe Avenue — for character homes with generous plots
Jephson Gardens and Victoria Park are just a short walk from most North Leamington homes, providing space to unwind, exercise or meet friends. The Leamington Tennis and Squash Club, Newbold Comyn Leisure Centre and several golf courses are all within a 10-minute drive.
The mix of cultural life, green space and easy commuting continues to draw new families, retirees and professionals to the area.
Commuting and connectivity
Leamington Spa is well-connected by rail and road, making it ideal for hybrid or full-time commuters. From Leamington Spa station, direct trains run to London Marylebone in around 1 hour 20 minutes, with frequent services to Birmingham, Banbury and Oxford.
Drivers benefit from quick access to the A46 and M40, while Birmingham Airport is only 30 minutes away by car. For local travel, North Leamington has regular bus services and strong cycling infrastructure, with safe routes into the town centre and nearby villages.
School catchments that command a premium
Education remains one of the most important factors for buyers exploring the best areas to live in Leamington Spa. In North Leamington, homes within catchment for North Leamington School, a coeducational secondary with consistently strong results, are especially desirable.
Other highly rated options in the area include:
- Milverton Primary School
- Brookhurst Primary School
- Telford Infant and Junior Schools
- Trinity Catholic School
Private schools such as King’s High School and Warwick School are also a short drive away. The strength of the local education landscape ensures ongoing demand, especially from buyers relocating to Warwickshire from London, Surrey or the Midlands.
At Martin & Co Leamington Spa, we see that more than 70% of family buyers in this area ask specifically about school catchments.
What’s on the market in 2026?
Property types across North Leamington vary, but most buyers are drawn to spacious homes with character features, off-street parking and good-sized gardens. Investors also benefit from a steady flow of professional tenants and families looking for long-term lets.
According to Zoopla and Rightmove Q1 2026 figures, average prices in CV32 are:
- 3-bed semi-detached homes: £475,000
- 4-bed detached homes: £725,000
- Regency-style 2-bed apartments: £325,000
While this part of Leamington commands a premium, the combination of schools, space and community ensures that demand remains consistent. Investors are particularly interested in family-sized homes close to schools, with strong yields and low turnover.
Five reasons to move to North Leamington in 2026
If you’re weighing up a move, here are five compelling reasons to prioritise this part of town:
- Top-tier schools
Outstanding education options at both state and independent level drive long-term demand. - Regency and Victorian architecture
Character homes are the norm here, many beautifully maintained or sensitively modernised. - Green space and parks
From Jephson Gardens to Newbold Comyn, North Leamington offers nature on your doorstep. - Strong commuting links
Fast trains, motorway access and proximity to key business hubs support hybrid and remote workers. - Long-term growth
Prices in North Leamington have outpaced much of Warwickshire, and demand is expected to remain high.
Ready to make your move?
Whether you’re buying your dream family home or exploring a long-term investment, North Leamington offers exceptional value, stability and lifestyle. As local property experts, we can help you find the right home in the right catchment, or help you prepare your current property for sale in this fast-moving market.
Book a valuation or register for new listings today.
Martin & Co Leamington Spa – guiding buyers, sellers and investors in Warwickshire’s most desirable postcodes.
