EPC rating and sold prices in KT12 (Elmbridge)
In postcode district KT12 (Elmbridge), homes rated EPC C or better sold for 4% less per square metre than D–G homes (median £5,473 vs £5,712, 6,971 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 1.2% less (95% range −2.3% to −0.1%). 1 of 5 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 81 m² against 90 m² for D–G; the most common build period is 2012 onwards for C+ and 1900–1929 for D–G; 35% of C+ and 63% 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 | −12.0% | −14.3% to −9.6% |
| Same floor area | −7.5% | −8.6% to −6.4% |
| + same property type | +1.4% | +0.3% to +2.5% |
| + same build period | +0.2% | −1.0% to +1.4% |
| + same year of sale | −1.2% | −2.3% to −0.1% |
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 KT12
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| KT12 1 | 1,067 | −2% | −2.9% | −6.5% to +0.9% |
| KT12 2 | 2,174 | +3% | +2.7% ▲ | +1.1% to +4.5% |
| KT12 3 | 1,284 | −8% | −1.7% | −3.8% to +0.6% |
| KT12 4 | 870 | −2% | +0.7% | −1.9% to +3.3% |
| KT12 5 | 1,576 | −11% | −1.6% | −4.2% to +1.2% |
▲ 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 KT12
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 13 | £5,297 |
| B | 1,001 | £5,405 |
| C | 2,119 | £5,496 |
| D | 2,843 | £5,681 |
| E | 840 | £5,847 |
| F | 133 | £5,625 |
| G | 22 | £5,404 |
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.