EPC rating and sold prices in CM16 (Epping Forest)
In postcode district CM16 (Epping Forest), homes rated EPC C or better sold for 1% less per square metre than D–G homes (median £5,417 vs £5,474, 3,949 sales). Like for like — same size, type, build period and year — the difference is −0.9% (95% range −2.5% to +0.7%): the EPC band itself is not reflected in sale prices here. 0 of 4 sectors with enough sales show a difference distinguishable from zero. Data: HM Land Registry to 30 September 2026, EPC register.
From the raw gap to like-for-like
The homes are not alike: C+ homes here have a median floor area of 92 m² against 97 m² for D–G; the most common build period is 2012 onwards for C+ and 1950–1966 for D–G; 41% of C+ and 65% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −1% | — |
| Whole price, nothing held equal | −7.4% | −10.1% to −4.7% |
| Same floor area | −2.8% | −4.2% to −1.5% |
| + same property type | +0.2% | −1.2% to +1.6% |
| + same build period | +2.6% | +0.9% to +4.4% |
| + same year of sale | −0.9% | −2.5% to +0.7% |
The first row compares median prices per m²; the second compares whole prices; each later row adds one more thing that must be equal, ending with the like-for-like premium (regression of log price; build period from the certificate, 12 bands). The raw gap per m² and the whole-price gap differ because C+ and D–G homes differ in size.
Postcode sectors in CM16
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| CM16 4 | 799 | +2% | +2.4% | −0.6% to +5.4% |
| CM16 5 | 705 | −4% | −0.2% | −2.8% to +2.5% |
| CM16 6 | 1,328 | −3% | −0.8% | −3.1% to +1.6% |
| CM16 7 | 1,117 | −1% | −2.5% | −5.3% to +0.5% |
▲ green: premium distinguishable from zero; ▼ red: discount; plain: no measurable difference. Small areas have fewer sales, so their 95% ranges are wider.
Sold prices by EPC band in CM16
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 6 | too few |
| B | 457 | £5,339 |
| C | 1,115 | £5,458 |
| D | 1,667 | £5,450 |
| E | 581 | £5,531 |
| F | 110 | £5,654 |
| G | 13 | £5,153 |
A median is shown when a band has at least 10 sales.
How this is calculated
- Every standard sale (HM Land Registry Price Paid, category A) since January 2015 is matched to the latest energy certificate of the same address (postcode + house number or name + flat) lodged from 10 years before to 3 months after the sale; sales with no certificate or an ambiguous match are left out. Across England and Wales 92% of sales match.
- Price per m² uses the certificate's total floor area (15–1,000 m²).
- Like-for-like premium: regression of the log of price on “C or better”, log floor area, property type, the certificate's build period and the year of sale. The 95% range shows how precise the estimate is; when it includes zero, the data cannot tell the premium apart from none.
Caveats
- The band is the one on the certificate before the sale; certificates are a median 0.8 years old at the sale, but a quarter are over 4 years old and some homes were improved since.
- Condition, garden, parking, views and the exact position within the sector are not known; a premium could hide in them, or they could hide one.
- Individual sales and addresses are not shown.