EPC rating and sold prices in IP12 (East Suffolk)
In postcode district IP12 (East Suffolk), homes rated EPC C or better sold for 1% less per square metre than D–G homes (median £3,357 vs £3,377, 4,707 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 3.4% more (95% range +1.2% to +5.6%). 1 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 100 m² against 96 m² for D–G; the most common build period is 2012 onwards for C+ and before 1900 for D–G; 62% of C+ and 70% 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 | +0.4% | −2.6% to +3.4% |
| Same floor area | −1.0% | −2.8% to +0.9% |
| + same property type | +1.3% | −0.5% to +3.1% |
| + same build period | +5.8% | +3.5% to +8.3% |
| + same year of sale | +3.4% | +1.2% to +5.6% |
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 IP12
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| IP12 1 | 1,611 | +1% | −0.9% | −3.4% to +1.7% |
| IP12 2 | 1,105 | −1% | −11.4% ▼ | −16.6% to −5.8% |
| IP12 3 | 601 | +1% | +4.6% | −0.8% to +10.3% |
| IP12 4 | 1,390 | −7% | −1.9% | −5.3% to +1.6% |
▲ 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 IP12
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 20 | £3,689 |
| B | 847 | £3,646 |
| C | 1,161 | £3,158 |
| D | 1,678 | £3,368 |
| E | 728 | £3,380 |
| F | 225 | £3,451 |
| G | 48 | £3,345 |
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.