Evidence-led ceiling
£370,000
+£20,000 / +5.71% over the £350k Home Report. Already above five of the six recovered historical premiums.
Bottom line
Choose £370k over £386k
Use £370,000 as the evidence-led maximum at the closing date—not as an automatic opening offer. Keep £375,000 private as a personal-value stretch only.
Private stretch
£375,000
+£25,000 / +7.14%. A competition-driven choice, not a figure supported by the premium sample.
Not supported
£386,000
+£36,000 / +10.29%. Almost the sample maximum, and £17,600 more than £370k after standard LBTT.
Why: the recovered Home Report sample has a median premium of just +0.22%; the only double-digit result is a weaker B-grade identity match. The target's fresh £350k valuation already reflects its 180m² size and present condition, while its Home Report identifies twelve Category 2 areas that warrant a repair reserve.
Interactive
Offer lab
Move the offer and switch tax status. The 90% LTV cash illustration assumes a lender values the property at £350,000; confirm the actual mortgage valuation and LTV with your lender.
Above Home Report—
Premium—
Standard LBTT—
Price + selected tax—
Cash to price at 90% LTV*—
Cash + selected tax*—
—
*Illustration: loan capped at 90% of £350,000 (£315,000). Excludes legal, registration, moving, mortgage and repair costs.
| Measure | £370k | £375k | £386k |
|---|
Difference that matters: £386k costs £17,600 more than £370k when standard LBTT is included (£18,880 more if ADS applies). That saving is not a repair estimate—it is liquidity until the roof, windows, damp, cracking and electrics are costed.
Target property
38 Callander Drive, FK5 3ES
The street is Callander, not “Calendar”. The public listing and Home Report were matched at exact address.
Source-linked throughout: every displayed transaction price opens its supporting Rightmove/RoS or ESPC source page, while every historical Home Report figure opens the archived listing or PDF that states the valuation.
- Marketing price
- Offers over £350,000 ↗
- Home Report value
- £350,000 · PDF p25 ↗
- Inspection date
- 23 July 2026 · PDF p25 ↗
- Closing date
- Mon 10 Aug 2026, 12:00 ↗
- Property
- 4-bed detached · PDF p12 ↗
- Approx. internal area
- 180m² / 1,938 sq ft · PDF p12 ↗
- Council tax
- Band F · PDF p38 ↗
- Mortgage security
- Suitable; no retention stated ↗
- Condition grades
- 12 Category 2; no Category 3 · survey pp18–23 ↗
The question you asked
What sold above Home Report?
Six historical Home Report-to-sale matches survived in public archives. Three lie inside the core zone; three are nearby context. Exact-address matches are graded higher than inferred matches.
Recovered sample6not a complete market census
Median premium+0.22%median cash +£1,000
Middle 50%0%–1.67%Tukey IQR
Observed range−2%–10.75%top result is B-grade
Premium distribution
£370k: +5.71%
£386k: +10.29%
How to read this
Five of six recovered sales achieved no more than 1.67% over Home Report. The single +10.75% result is an inferred same-street/type/timing match because the archived listing suppresses the house number.
Only two of six are exact-address matches; four are inferred. Three are outside the core zone, and the archive yielded no matches sold during 2023–25. The three core-zone matches have a median of +1.67%, but two are inferred.
The larger exact-address comparator at 38 South Broomage Avenue—about 190m², five bedrooms—sold at its £425,000 Home Report value on 30 January 2026 (registered 3 February). Home Report source ↗ · sale-price source ↗
Asking-price context only: 1 Broomside Place sold for £315,250 after marketing at offers over £289,000 (+£26,250 / +9.08% versus asking). Its Home Report value is unavailable, so it is deliberately excluded from the premium sample. asking-price source ↗ · sale-price source ↗
Historic Home Report values are not published in the Registers of Scotland sold-price dataset. This sample is necessarily small and biased toward listings/PDFs that remain public; it is decision evidence, not a complete premium index.
| Property | Scope | Type | Home Report | Sale | £ vs HR | % vs HR | Grade | Evidence |
|---|
Compiled address-level core dataset
Five-year sold-price explorer
43 records inside the statistical zone containing the target: 41 Rightmove/RoS registrations plus two May 2026 ESPC records published after that extract.
Tap a final sale price: the price itself and the adjacent source button both open the source page used for that figure. The source note also distinguishes RoS registration dates from the two newer ESPC recorded sale dates.
Visible records——
Median price—less distorted by outliers
Mean price—all visible records
Latest visible—recorded date
Swipe the chart sideways to inspect every year. Tap a point to open its sale-price source.
Detached
Semi-detached
Terraced
Unknown
£350k target valuation
Prefer the raw evidence? Both downloadable files retain the full source URL for every row.
| Date | Address | Postcode | Type | Beds | Price | Status | Source |
|---|
Relevant anchors
Four-bedroom detached reference sales
Portal bedroom/type fields are imperfect, and no reliable floor-area/condition data exist for every sale. The target's fresh valuation is the primary adjustment for its larger footprint.
| Date | Address | Price | Source |
|---|
Before authorising the bid
Five solicitor and survey checks
- Damage disclosure: obtain written details and insurance evidence for the seller's “yes” answer to storm, flood, fire or structural damage; check that no historic issue undermines insurance or lending.
- Cracking, damp and roofs: have the front-window cracking/structural movement, sun-porch moisture, flat roofs, windows and garage condition costed before missives conclude or covered by solicitor conditions.
- Alterations and title: verify planning/building warrants and completion certificates for the extension and replacement dormer; reconcile the double garage with the mortgage valuation summary, which says “garage N/A”.
- Neighbour planning: identify the planning application referred to in the seller questionnaire and assess its impact.
- Competition and finance: confirm the advertised closing date remains live and ask how many formal notes of interest exist; confirm lender valuation/LTV and your cash gap. Keep a repair reserve separate from the maximum bid.
In Scotland, the solicitor makes the formal offer and missives become binding once concluded. Put any necessary survey, document or finance conditions through the solicitor rather than relying on informal assurances.
Scope, provenance and limits
How this review was built
Boundary and census
The core area is 2011 Data Zone S01009094, “Larbert – South Broomage and Village – 01”, the official statistical zone containing 38 Callander Drive. It comprises 21 FK5 3 postcodes. The cutoff is 8 August 2021.
The address-level file has 43 records: 41 registrations from Rightmove's presentation of Registers of Scotland data, plus two May 2026 ESPC sale records published after the Rightmove extract. Rightmove says its dates are registration dates, not settlement dates.
Counts, means and medians for 2022 and 2023 exactly reconcile to the official RoS small-area series. The two May records are labelled separately and are not included in that extract reconciliation.
Home Report matching
Home Report valuation is not a field in the official sold-price data. Surviving OnTheMarket listings/PDFs were linked to subsequent sales by exact address/property name where possible, otherwise by a unique combination of street, type, rooms, timing and price. Grades and match method remain visible so weaker evidence cannot masquerade as exact.
Primary and authoritative sources
- Target Rightmove listing and its public Home Report.
- Rightmove / Registers of Scotland sold-price extract.
- ESPC FK5 3E sale records for the two post-extract May sales.
- Registers of Scotland small-area statistics and official linked data.
- S01009094 postcode boundary lookup using ONS/Royal Mail open data.
- ONS Falkirk house-price context.
- mygov.scot Home Reports and Scottish offer process.
- Revenue Scotland LBTT rates and first-time buyer relief.
- MoneyHelper Scottish mortgage-valuation guidance.
Limits: portal property types and bedroom counts can be stale. Review flags identify unusual repeat-sale/type/price patterns; they do not prove non-arm's-length transactions. The Home Report sample is incomplete and archive-survivorship biased. This is private buyer decision support, not a formal valuation, mortgage offer, tax calculation for your exact circumstances or legal advice.