Recommended closing bid
£378,250
+£28,250 / +8.07% over the £350k Home Report. It is £3,020 above the closest strong local price anchor and almost exactly the sample's cash-premium upper quartile.
Bottom line
Submit £378,250 at the closing date
My final recommendation is £378,250. It is a win-oriented bid tied to the verified cash-premium evidence. Keep £380,000 as the firm personal ceiling; do not authorise £386,000 from the area statistics alone.
Market-value evidence
£350k–£370k
The fresh report, wider four-bed median and robust historical statistics sit in this band. £378,250 deliberately pays beyond central value for size, plot and closing-date competition.
Not recommended
£386,000
+£36,000 / +10.29%. It costs £8,525 more than £378,250 after standard LBTT and is £7,437 above the sample's cash-premium upper quartile.
Why this number: 33 explicit Larbert FK5 four-bedroom detached registrations in Rightmove's latest available year have a £350,000 median and an interquartile range of roughly £325,000–£390,000. Across 16 recovered Home Report matches, the cash premium has a £6,553 median and a £28,563 upper quartile; the six recent exact matches average £28,125. The recommended +£28,250 lands almost exactly on both. The raw percentage upper quartile would imply £386,074, but that tail is dominated by cheaper, smaller, stale-report or development-specific properties. Among reports of £300k or more, the median premium is only +1.67%. The target's 180m² footprint, double garage, exceptional plot and seven-day closing timetable justify an upper-end cash premium; its twelve Category 2 items argue against mechanically applying the raw 10.31% tail. £378,250 is a competitive bid—not a revised valuation.
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 | £378.25k | £386k |
|---|
Difference that matters: £386k costs £8,525 more than £378,250 when standard LBTT is included (£9,145 more if ADS applies). That difference 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 ↗
- Launch-to-closing
- 7 calendar days · strong demand signal ↗
- 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?
Sixteen historical Home Report-to-sale matches survived in public archives. Thirteen lie inside the core zone and three are nearby context. Twelve have exact property identity; four weaker inferred identities remain visibly graded.
Recovered sample1612 exact identities · 4 inferred
Median premium+2.71%implies £359,495 on £350k
Cash-premium Q3+£28,563implies £378,563
Observed range−2%–25.29%upper tail is property-specific
Premium distribution
£378.25k: +8.07%
£386k: +10.29%
How to read this
Percentage premiums are not directly portable between price bands. At £378,250, 10 of 16 percentage premiums and 12 of 16 cash premiums are at or below the bid. Its +£28,250 is within £313 of the full sample's cash-premium upper quartile and £125 above the six recent exact matches' cash-premium mean.
Twelve of sixteen identities are exact and thirteen lie inside the core zone. The full-sample median (+2.71%) implies £359,495 and the 20% trimmed mean (+4.36%) implies £365,256. Those are central-value statistics; the recommendation deliberately adds a closing-date premium.
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 ↗
The biggest percentage premiums need caution: 9 Taylor's Road (+25.29%) used a £260k report around 24 weeks old at completion; 75 South Broomage Avenue (+21.25%) was an extension-ready modernisation bungalow followed by a substantial extension application ↗; 51 Beech Crescent (+10.16%) was a two-bed bungalow resold 41.6% above its prior-year registration. These are genuine sales, but not equal physical comparables for the 180m² target.
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 Rightmove and OnTheMarket listings, marketing schedules and report 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. Six rows have an exact public report/PDF, six have an exact archived listing or schedule that explicitly states the Home Report value, and four are inferred matches. 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.
- Latest-year Larbert detached registrations; four-bedroom statistics were recalculated across all four result pages.
- Live Larbert four-bedroom detached supply snapshot: 15 unique listings, 12 SSTC and three active on 8 August 2026.
- 3 Rowan Tree Walk current comparator: offers over £345k, £350k Home Report, eight-day launch-to-closing timetable, now SSTC.
- 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.