EPC rating and sold prices in IG6 (Redbridge)
In postcode district IG6 (Redbridge), homes rated EPC C or better sold for 4% less per square metre than D–G homes (median £4,712 vs £4,914, 3,381 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 3.5% less (95% range −5.0% to −1.9%). 2 of 3 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 80 m² against 89 m² for D–G; the most common build period is 2012 onwards for C+ and 1930–1949 for D–G; 20% of C+ and 36% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −4% | — |
| Whole price, nothing held equal | −11.2% | −13.4% to −9.0% |
| Same floor area | −6.9% | −8.4% to −5.3% |
| + same property type | −2.3% | −3.8% to −0.8% |
| + same build period | −1.2% | −3.0% to +0.7% |
| + same year of sale | −3.5% | −5.0% to −1.9% |
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 IG6
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| IG6 1 | 977 | −3% | −4.8% ▼ | −7.8% to −1.8% |
| IG6 2 | 1,528 | −3% | −0.3% | −2.5% to +1.8% |
| IG6 3 | 876 | −11% | −3.0% ▼ | −5.9% to −0.1% |
▲ 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 IG6
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 19 | £4,182 |
| B | 413 | £4,395 |
| C | 788 | £4,910 |
| D | 1,633 | £4,950 |
| E | 462 | £4,837 |
| F | 51 | £4,635 |
| G | 15 | £4,830 |
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.