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Offers over.
But over by
how much?

Blind bidding shows where the price starts, not where it ends. We research what nearby homes sold for, so your offer is a decision.

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Sample · figures redacted Sources checked 4 August 2026

Prepared for · 2 August 2026 · Local Offers Report

Subject property · Home Report valuation · Area: Edinburgh (city)

Area benchmark

% of Home Report achieved 101.5%
Median time to sell 26days
Went to a closing date 17.3%

Area figures: ESPC published House Price Report, Feb–Apr 2026, Edinburgh (city). The closing-date share is for the wider ESPC region. Property-specific figures are redacted in this sample.

In this report

  • Comparable sales on this street and adjacent streets, each with its source
  • Home Report valuation gap, shown against the area distribution below
  • Competition signals: closing dates, notes of interest, time on market
  • What the evidence does and does not support, and no recommended bid, ever

Where this area sits

Percentage of Home Report valuation achieved, by ESPC area

West Fife & Kinross (houses) 102.9%
Edinburgh (city) 101.5%
Midlothian 100.2%
East Fife 98.5%
95% 100% = Home Report valuation 105%

Source: ESPC published House Price Report, Feb–Apr 2026.

How this was researched

  • Comparables are matched on street, size and sale date, and each one is printed with its source
  • The Home Report valuation is the reference point throughout, never the asking price
  • Area figures are quoted from published reports, with the publisher and the period shown
  • Where no official series is published for an area, this report says so rather than estimating
  • Registers of Scotland sold-price records
  • Published market reports
  • Publicly advertised asking prices
  • Closing-date outcomes
  • Five years of local price history
The problem

Everyone advising you earns a commission. Nobody shows you the sold prices.

The selling agent works for the seller. Your solicitor is paid when the purchase completes. The forums are still quoting a market that ended in 2021.

See what the published data says about your area
  • 17.3%

    of homes across Edinburgh, the Lothians, Fife and the Borders went to a competitive closing date this spring.

    ESPC published House Price Report, Feb–Apr 2026

  • 101.5%

    of Home Report valuation: the average achieved in Edinburgh. The folklore says ten to twenty per cent over. The published figure says otherwise.

    ESPC published House Price Report, Feb–Apr 2026

  • 95–103%

    the real spread by area and property type. The offer that wins in one postcode overpays by thousands in the next one.

    ESPC published data by area, 2026

Free area check

Start with what is already published. It is free and sourced.

Choose an area and you get the most recent published figure we hold for it, with the publisher and the date printed underneath. No email, no account.

Published market data, refreshed monthly. Last update: July 2026. Sources checked 4 August 2026.

Homes in Edinburgh achieved on average 101.5% of Home Report valuation

Median 26 days to sell. Across the wider ESPC region, 72.8% of homes sold at or above their Home Report valuation and 17.3% went to a closing date.

Source: ESPC published House Price Report, Feb–Apr 2026. Sources checked 4 August 2026. The free summary stops at the area; the full report researches your specific property and street.

Where the published areas sit

Percentage of Home Report valuation achieved, by ESPC area, February to April 2026.

  • West Fife & Kinross (houses) 102.9%
  • Edinburgh (city) 101.5%
  • Midlothian 100.2%
  • East Fife 98.5%

95% 100% = Home Report valuation 105%

Source: ESPC published House Price Report, Feb–Apr 2026.

Buying a specific property?

An area average cannot tell you what the flat you viewed on Saturday will go for. That takes its street, its comparables, and how often homes like it go to a closing date. That is the report.

See what the report covers

The research nobody shows you. Done for your property, in 48 hours.

Send us the listing you are bidding on. A researcher builds your report from public sold-price records, listing history and published market data. A PDF you can read in ten minutes.

  • Recent sales near your property

    What comparable homes nearby actually sold for, from Registers of Scotland records, set against what they were advertised at wherever the listing history is traceable.

  • Per cent over asking, and per cent of Home Report valuation

    The two numbers everyone conflates, separated. You budget against the valuation but anchor on the advertised price. You need both, and they rarely agree.

  • The spread, not just the average

    One street can run twenty per cent over while the next runs three. We show the range recent results actually landed in, not a single figure that hides it.

  • Local closing-date pressure

    How often homes like this one go to a closing date in this area, which is the best available signal of how much competition to expect.

  • Every source, cited

    Each figure carries its publisher and its date, so you can check our working. “Trust me” is the problem with this system, not the solution to it.

Prepared for · 2 August 2026 · Local Offers Report

Comparable evidence · Area: Edinburgh (city) · Page 2

Comparable sales on and adjacent streets

# Address Sold % of Home Report Days
1
2
3
4

…plus further comparables, each with its source and date, in the full report. Comparable detail is researched per property and is redacted in this sample.

Competition signals

  • Sold at or above Home Report valuation · ESPC region 72.8%
  • Went to a closing date · ESPC region 17.3%
  • Median time to sell · Edinburgh (city) 26 days
  • Notes of interest recorded on this property

Source: ESPC published House Price Report, Feb–Apr 2026. Property-level counts are researched per property and are redacted in this sample.

Sample · figures redacted Sources checked 4 August 2026 · Page 2

A page from a real report. Figures specific to the buyer are redacted.

How the 48 hours are spent. One person, three steps.

There is no automated feed behind this.

  1. Send the listing

    Paste the property link or the address at checkout. That is everything we need.

  2. A person does the work

    One researcher matches the sold prices to the advertised prices and writes it up in plain English.

  3. The report arrives

    A PDF in your inbox within 48 hours, before you speak to your solicitor.

We offered twelve per cent over the Home Report and still lost.
Buyer describing their experience on a Scottish property forum, March 2026. Paraphrased.
Accounts paraphrased from publicly posted forum threads about the offers-over system. They describe the market, not our product, and are not customer reviews.

You are not the only one bidding blind. You are just the only one without the sold prices in front of you.

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Delivered within 48 hours · full refund if it is not useful.

What the report covers and what it deliberately does not

  • We do not tell you what to bid.

    We research what is publicly knowable. The decision stays yours, and it is no longer blind.

  • Full refund, no quibble.

    If the report is not useful, reply to the email and we return the £15. No form, no window, no reason required.

  • No account, no password.

    An email address and the listing. That is the whole thing we ask for.

  • We do not sell your data.

    Your email is used to send your report. It goes nowhere else, and to no one else.

  • Every figure is cited.

    Publisher and date beside each number, so you can check every one yourself.

  • This is not a survey or a valuation.

    It does not replace your Home Report, your surveyor, or your solicitor's advice.

Pricing

One property, one report, one price and nothing recurring

£15

Launch price. £15 until 31 August 2026. From 1 September 2026 the price is £20.

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  • Delivered by email within 48 hours.
  • Full refund if it is not useful. Just reply to the email.
  • Payment handled by Stripe. We never see your card details.

We research information. We do not give valuations, financial advice, or tell you what to bid.

Consumer Contracts Regulations 2013: by ordering, you ask us to begin the research at once and accept that the 14-day right to cancel ends once your report has been delivered. Our own refund is separate and still stands.

What you get

  • A PDF report on the property you are bidding on
  • Comparable sales nearby, against what they were advertised at
  • The local spread and closing-date pressure
  • The publisher and date behind every figure

Sample report, page 1. Figures specific to a buyer are redacted.

Understand the system before you bid with six free guides, no email asked

Also Notes of interest Fixed price vs offers over “Offers in excess of” (OIEO)

Quick answers

Do you tell me what to offer?

No, and be wary of anyone who does. We research what is publicly knowable: what comparable homes sold for, what they were advertised at, and how competitive the area is right now. The decision stays yours. It is just no longer a blind one.

Can I not just look this up myself?

You can look up sold prices yourself. Registers of Scotland is public, and we would rather you knew that. The work is in the matching: finding what each of those homes was originally advertised at, doing it across enough comparable properties to see a range rather than an anecdote, and checking how often homes like yours go to a closing date. That is a few hours per property. The £15 buys the hours.

Where does the data come from?

Public sources: Registers of Scotland sold-price records, published market reports from bodies such as ESPC and ASPC, and publicly visible listing information. Every figure in your report carries its publisher and its date, so you can check it yourself.

What if there is no published data for my area?

For most of Scotland outside the ESPC region there is no official matched series. No body has published one for Glasgow since GSPC closed in 2018. That is exactly why the research is done property by property, from sold-price records rather than from an area average. Where a figure is an estimate or a published range rather than a matched result, the report says so.

Is this available outside Scotland?

No. Offers over is a Scottish system of blind bids, Home Reports and closing dates, and the research is built around Scottish public records. England and Wales work differently.

All questions answered

Decide your offer with the sold prices in front of you.

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£15 until 31 August 2026, then £20 · delivered within 48 hours · full refund if it is not useful