EPC rating and sold prices in IG11 (Barking and Dagenham)
In postcode district IG11 (Barking and Dagenham), homes rated EPC C or better sold for 3% more per square metre than D–G homes (median £4,344 vs £4,238, 4,945 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 2.7% less (95% range −4.4% to −1.1%). 2 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 70 m² against 85 m² for D–G; the most common build period is 2012 onwards for C+ and 1930–1949 for D–G; 3% 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) | +3% | — |
| Whole price, nothing held equal | −13.7% | −15.5% to −11.8% |
| Same floor area | −0.9% | −2.3% to +0.5% |
| + same property type | +6.8% | +5.2% to +8.5% |
| + same build period | +0.5% | −1.3% to +2.4% |
| + same year of sale | −2.7% | −4.4% to −1.1% |
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 IG11
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| IG11 0 | 1,385 | +4% | +0.5% | −2.6% to +3.6% |
| IG11 7 | 1,437 | +16% | 0.0% | −3.7% to +3.9% |
| IG11 8 | 567 | −1% | −6.0% ▼ | −10.2% to −1.6% |
| IG11 9 | 1,556 | −5% | −3.0% ▼ | −5.4% to −0.6% |
▲ 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 IG11
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 38 | £4,524 |
| B | 1,583 | £4,437 |
| C | 1,086 | £4,186 |
| D | 1,606 | £4,313 |
| E | 526 | £4,109 |
| F | 82 | £4,016 |
| G | 24 | £3,887 |
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.