Buying a home in Stirling
What official records show at 9 postcodes across Stirling: flooding, radon, ground conditions, old landfill, protected buildings, prices, crime and schools. Conditions change from street to street, so use this to know what to ask, then check the home you're buying.
Check a home in Stirling
Enter a postcode or address for the free area check at that exact postcode.
At a glance
- Rivers and sea2 of the 9 postcodes we checked in a mapped flood area
- Surface waterLow or very low at all 9 postcodes we checked
- RadonUp to 1–3% of homes above the action level
- GroundCompressible ground and landslides recorded nearby
- Average price£239,034 in Stirling (July 2026)
Facts from official records at sample postcodes, not a rating of Stirling or of any home.
Flooding from rivers and the sea
We checked each postcode centre against SEPA's flood maps.
2 of the 9 postcodes we checked are in a mapped flood area:
A home in a mapped flood area can cost more to insure, and some lenders ask more questions. Ask the seller about past flooding and any flood claims, and ask your solicitor for an environmental search.
Surface water flooding
Flooding from heavy rain that can't drain away fast enough. It can happen far from any river.
- Very low: 9 of 9 postcodes
Surface water risk changes over a few metres, with the lie of the land. Medium means a 1% to 3.3% chance of flooding each year, and high more than that. Ask the seller about past flooding and look at the drainage when you view.
Radon
Radon is a natural radioactive gas from the ground. The UK Health Security Agency maps the share of homes above its action level in each 1 km square.
At 1 of the 9 postcodes we checked, parts of the surrounding square are a radon Affected Area. The highest is up to 1–3% of homes above the action level.
The map shows the highest value in each square, not a measurement for any home. A three-month radon test, or an address report from UKradon, tells you about a particular house. Where levels are high, a sump or better ventilation usually brings them down.
Ground stability
The British Geological Survey rates natural ground hazards, such as clay that shrinks and swells, and old non-coal mine workings.
- Compressible ground: significant near 7 of the 9 postcodes we checked
- Landslides: moderate near all 9 postcodes we checked
- Clay shrink-swell: moderate near 7 of the 9 postcodes we checked
- Running sand: moderate near 7 of the 9 postcodes we checked
Non-coal mining hazard is low or none at every postcode we checked.
Ratings are for the surrounding area, not for a particular plot. Where clay shrink-swell or old workings are recorded, ask your surveyor to look for cracking and movement, and ask the seller about subsidence claims. A level 2 or level 3 survey is worth more here than a valuation alone.
Old landfill sites
We don't include old landfill records for Scotland yet.
Your solicitor's environmental search covers old landfill near the address you're buying in Stirling.
Conservation areas and listed buildings
Whether each postcode centre falls in a conservation area, on a listed building's site, or under similar protections.
In a conservation area or a listed building you need consent for many changes, such as new windows, extensions or taking down trees. Check before you plan work.
House prices
The average price in Stirling was £239,034 in July 2026, up 2.5% on a year earlier. This covers every home in the council area, so a particular street can be well above or below it.
Sale prices for individual homes aren't published openly in Scotland. The seller's Home Report includes a valuation.
Our postcode check lists recent sales on the street, which tell you more about a particular home than a town average.
Crime
Measured around FK8 2BX, near the centre of Stirling.
In the Scottish Index of Multiple Deprivation 2020, the data zone around the centre recorded 54 selected offences (784 per 10,000 people). Police Scotland doesn't publish street-level crime like police forces in England and Wales.
Our postcode check shows crime around any postcode, so you can see the street you're looking at.
Schools near the centre
The nearest schools by distance. Distance doesn't decide a place: each council's admissions rules do.
- Allan's Primary School
Primary · Local authority school · 250 m
- Riverside Primary School
Primary · Local authority school · 710 m
- Our Lady's RC Primary School
Primary · Local authority school · 1.3 km
- Raploch Primary School
Primary · Local authority school · 1.4 km
- Braehead Primary School
Primary · Local authority school · 1.7 km
- Stirling High School
Secondary · Local authority school · 1.7 km
- St Modan's High School
Secondary · Local authority school · 1.9 km
- Wallace High School
Secondary · Local authority school · 2.5 km
- Bannockburn High School
Secondary · Local authority school · 2.7 km
Stirling Council: Primary admissions ↗ · Secondary admissions ↗ · Catchment areas ↗
Postcode by postcode
Each row is one postcode centre we checked. Open a postcode for the full free area check.
| Postcode | Rivers and sea | Surface water | Radon | Ground | Landfill |
|---|---|---|---|---|---|
| FK8 2BX | Outside | Very low | less than 1% | Significant: compressible ground | – |
| FK9 5AT | SEPA river flood map: medium likelihood | Very low | less than 1% | Significant: compressible ground | – |
| FK9 5NN | SEPA river flood map: medium likelihood | Very low | less than 1% | Significant: compressible ground | – |
| FK7 7UJ | Outside | Very low | less than 1% | Significant: compressible ground | – |
| FK7 7QQ | Outside | Very low | less than 1% | Significant: compressible ground | – |
| FK8 2AU | Outside | Very low | less than 1% | Moderate | – |
| FK7 9JD | Outside | Very low | 1–3% | Moderate | – |
| FK8 3AA | Outside | Very low | less than 1% | Significant: compressible ground | – |
| FK8 1SU | Outside | Very low | less than 1% | Significant: compressible ground | – |
What this guide can't tell you
- It covers 9 postcodes, not every street. Results can differ a few doors away, so check the postcode you're buying in.
- It isn't a survey, a search or legal advice, and it doesn't rate Stirling or any home.
- Planning applications aren't included here. The postcode check lists them for a particular address.
- Broadband and mobile coverage aren't included. Ofcom's free checker shows them for any address.
Sources
Checked 14 October 2026. We refresh these guides every month.
- Contains British Geological Survey materials © UKRI 2026. BGS/UKHSA Indicative Atlas of Radon
- British Geological Survey, GeoSure 5 km and mining hazard 1 km hex grids (Open Government Licence). Contains NERC materials ©NERC 2026.
- Historic Environment Scotland (Open Government Licence). Contains Historic Environment Scotland and Ordnance Survey data © Historic Environment Scotland - Scottish Charity No. SC045925 © Crown copyright and database right
- SEPA Flood Maps. ©SEPA 2025; this SEPA product is licensed under the Open Government Licence version 3.0. Contains OS data © Crown copyright and database right.
- UK House Price Index (HM Land Registry and Registers of Scotland), Open Government Licence. Contains HM Land Registry data © Crown copyright and database right. Contains Registers of Scotland data © Crown copyright and database right.
- Scottish Government, School Roll and Locations (Open Government Licence). Copyright Scottish Government, contains Ordnance Survey data © Crown copyright and database right
- Scottish Government, Scottish Index of Multiple Deprivation 2020, crime domain (Open Government Licence). Contains Ordnance Survey data © Crown copyright and database right