EPC rating and sold prices in E17 (Waltham Forest)
In postcode district E17 (Waltham Forest), homes rated EPC C or better sold for 1% more per square metre than D–G homes (median £6,831 vs £6,754, 12,832 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 1.7% more (95% range +0.8% to +2.6%). 3 of 7 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 71 m² against 77 m² for D–G; the most common build period is 2012 onwards for C+ and 1900–1929 for D–G; 3% of C+ and 7% 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 | −9.7% | −10.9% to −8.5% |
| Same floor area | −3.7% | −4.6% to −2.7% |
| + same property type | +1.9% | +1.0% to +2.9% |
| + same build period | +7.8% | +6.7% to +8.8% |
| + same year of sale | +1.7% | +0.8% to +2.6% |
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 E17
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| E17 3 | 1,348 | +4% | +2.6% | 0.0% to +5.3% |
| E17 4 | 2,056 | +5% | +1.7% | −0.7% to +4.1% |
| E17 5 | 2,022 | −5% | +0.5% | −1.5% to +2.5% |
| E17 6 | 2,539 | −1% | +3.1% ▲ | +1.3% to +5.0% |
| E17 7 | 1,466 | 0% | +3.4% ▲ | +0.9% to +5.9% |
| E17 8 | 1,696 | +4% | +0.1% | −1.9% to +2.2% |
| E17 9 | 1,705 | 0% | +3.0% ▲ | +0.6% to +5.5% |
▲ 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 E17
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 16 | £8,252 |
| B | 1,931 | £6,579 |
| C | 3,056 | £7,045 |
| D | 5,993 | £6,846 |
| E | 1,547 | £6,444 |
| F | 214 | £6,137 |
| G | 75 | £6,417 |
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.