EPC rating and sold prices in E8 (Hackney)
In postcode district E8 (Hackney), homes rated EPC C or better sold for 7% less per square metre than D–G homes (median £8,286 vs £8,891, 3,687 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 3.2% less (95% range −5.2% to −1.2%). 1 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 69 m² against 87 m² for D–G; the most common build period is 2012 onwards for C+ and before 1900 for D–G; 0% of C+ and 8% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −7% | — |
| Whole price, nothing held equal | −29.7% | −32.2% to −27.2% |
| Same floor area | −11.6% | −13.3% to −9.7% |
| + same property type | −6.6% | −8.4% to −4.6% |
| + same build period | −1.5% | −3.6% to +0.6% |
| + same year of sale | −3.2% | −5.2% to −1.2% |
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 E8
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| E8 1 | 797 | −7% | −1.5% | −6.0% to +3.1% |
| E8 2 | 739 | −2% | −7.3% ▼ | −11.0% to −3.6% |
| E8 3 | 1,414 | −11% | −0.9% | −4.9% to +3.3% |
| E8 4 | 737 | −10% | −0.9% | −5.3% to +3.8% |
▲ 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 E8
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 51 | £10,250 |
| B | 1,278 | £8,303 |
| C | 1,103 | £8,184 |
| D | 890 | £8,821 |
| E | 303 | £9,118 |
| F | 42 | £9,312 |
| G | 20 | £8,323 |
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.