EPC rating and sold prices in CM5 (Epping Forest)
In postcode district CM5 (Epping Forest), homes rated EPC C or better sold for 1% less per square metre than D–G homes (median £4,576 vs £4,617, 1,638 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 3.2% less (95% range −5.5% to −0.8%). 0 of 2 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 99 m² for D–G; the most common build period is 2012 onwards for C+ and 1950–1966 for D–G; 56% of C+ and 74% 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 | −7.1% | −11.5% to −2.5% |
| Same floor area | −1.2% | −3.4% to +1.1% |
| + same property type | +3.4% | +1.3% to +5.6% |
| + same build period | −0.5% | −3.2% to +2.2% |
| + same year of sale | −3.2% | −5.5% to −0.8% |
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 CM5
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| CM5 0 | 715 | +9% | −3.0% | −6.4% to +0.6% |
| CM5 9 | 923 | −7% | −1.8% | −4.7% to +1.2% |
▲ 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 CM5
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 2 | too few |
| B | 234 | £4,572 |
| C | 446 | £4,570 |
| D | 581 | £4,640 |
| E | 276 | £4,577 |
| F | 80 | £4,626 |
| G | 19 | £4,742 |
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.