EPC rating and sold prices in GU21 (Woking)
In postcode district GU21 (Woking), homes rated EPC C or better sold for 2% less per square metre than D–G homes (median £5,000 vs £5,121, 7,845 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 1.2% more (95% range +0.4% to +2.1%). 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 75 m² against 83 m² for D–G; the most common build period is 2012 onwards for C+ and 1950–1966 for D–G; 38% of C+ and 60% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −2% | — |
| Whole price, nothing held equal | −7.5% | −9.3% to −5.5% |
| Same floor area | −4.3% | −5.2% to −3.3% |
| + same property type | +1.9% | +1.0% to +2.7% |
| + same build period | +2.2% | +1.3% to +3.1% |
| + same year of sale | +1.2% | +0.4% to +2.1% |
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 GU21
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| GU21 2 | 2,313 | 0% | +2.2% ▲ | +0.8% to +3.6% |
| GU21 3 | 1,688 | +1% | −0.4% | −1.8% to +1.0% |
| GU21 4 | 1,388 | −4% | +2.0% ▲ | +0.3% to +3.8% |
| GU21 5 | 1,044 | +2% | +4.8% ▲ | +2.3% to +7.3% |
| GU21 6 | 442 | −9% | +1.1% | −2.9% to +5.2% |
| GU21 7 | 378 | −6% | +1.9% | −3.1% to +7.2% |
| GU21 8 | 592 | −5% | +0.5% | −1.6% to +2.6% |
▲ 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 GU21
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 17 | £5,213 |
| B | 744 | £4,928 |
| C | 3,057 | £5,000 |
| D | 3,220 | £5,167 |
| E | 663 | £5,000 |
| F | 123 | £5,027 |
| G | 21 | £4,286 |
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.