EPC rating and sold prices in E11 (Waltham Forest)
In postcode district E11 (Waltham Forest), homes rated EPC C or better sold for 3% less per square metre than D–G homes (median £6,364 vs £6,536, 5,850 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 1.4% less (95% range −2.8% to 0.0%). 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 70 m² against 88 m² for D–G; both groups are most often built in 1900–1929; 4% of C+ and 16% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −3% | — |
| Whole price, nothing held equal | −19.6% | −21.8% to −17.3% |
| Same floor area | −5.3% | −6.8% to −3.8% |
| + same property type | −1.3% | −2.8% to +0.2% |
| + same build period | +3.3% | +1.8% to +4.8% |
| + same year of sale | −1.4% | −2.8% to 0.0% |
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 E11
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| E11 1 | 1,371 | 0% | +1.7% | −0.9% to +4.4% |
| E11 2 | 1,668 | −11% | −2.4% | −5.0% to +0.3% |
| E11 3 | 1,495 | +2% | −0.2% | −2.7% to +2.4% |
| E11 4 | 1,316 | 0% | −0.6% | −3.1% to +2.0% |
▲ 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 E11
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 1 | too few |
| B | 198 | £5,373 |
| C | 1,438 | £6,479 |
| D | 2,998 | £6,606 |
| E | 1,014 | £6,384 |
| F | 158 | £6,104 |
| G | 43 | £6,373 |
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.