EPC rating and sold prices in HA3 (Harrow)
In postcode district HA3 (Harrow), homes rated EPC C or better sold for 9% less per square metre than D–G homes (median £5,000 vs £5,489, 4,332 sales). Like for like — same size, type, build period and year — the difference is −0.2% (95% range −2.2% to +1.7%): the EPC band itself is not reflected in sale prices here. 1 of 6 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 93 m² for D–G; both groups are most often built in 1930–1949; 20% of C+ and 57% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −9% | — |
| Whole price, nothing held equal | −25.7% | −28.1% to −23.2% |
| Same floor area | −12.2% | −13.8% to −10.6% |
| + same property type | −2.2% | −3.9% to −0.4% |
| + same build period | +1.8% | −0.2% to +3.9% |
| + same year of sale | −0.2% | −2.2% to +1.7% |
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 HA3
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| HA3 0 | 700 | −23% | −1.6% | −7.3% to +4.4% |
| HA3 5 | 734 | −15% | +1.8% | −2.7% to +6.6% |
| HA3 6 | 784 | −3% | −0.4% | −4.8% to +4.2% |
| HA3 7 | 830 | −3% | +0.5% | −3.7% to +4.9% |
| HA3 8 | 683 | −9% | −2.0% | −6.8% to +3.1% |
| HA3 9 | 601 | −5% | +4.5% ▲ | +0.5% to +8.6% |
▲ 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 HA3
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 2 | too few |
| B | 346 | £4,504 |
| C | 811 | £5,227 |
| D | 2,176 | £5,508 |
| E | 825 | £5,464 |
| F | 134 | £5,416 |
| G | 38 | £5,467 |
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.