EPC rating and sold prices in IG1 (Redbridge)
In postcode district IG1 (Redbridge), homes rated EPC C or better sold for 1% less per square metre than D–G homes (median £4,412 vs £4,442, 3,161 sales). Like for like — same size, type, build period and year — the difference is −0.8% (95% range −3.4% to +2.0%): the EPC band itself is not reflected in sale prices here. 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 68 m² against 95 m² for D–G; both groups are most often built in 1900–1929; 4% of C+ and 10% 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 | −24.9% | −27.7% to −22.1% |
| Same floor area | −8.0% | −10.2% to −5.7% |
| + same property type | −2.5% | −4.8% to −0.1% |
| + same build period | +1.5% | −1.2% to +4.4% |
| + same year of sale | −0.8% | −3.4% to +2.0% |
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 IG1
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| IG1 1 | 623 | −2% | +1.3% | −3.8% to +6.7% |
| IG1 2 | 1,048 | +6% | +0.4% | −4.0% to +4.9% |
| IG1 3 | 842 | −3% | −1.2% | −6.4% to +4.3% |
| IG1 4 | 648 | −5% | −1.6% | −8.4% to +5.7% |
▲ 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 IG1
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 1 | too few |
| B | 250 | £4,535 |
| C | 691 | £4,390 |
| D | 1,595 | £4,497 |
| E | 503 | £4,330 |
| F | 74 | £4,276 |
| G | 47 | £4,130 |
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.