EPC rating and sold prices in M1 (Manchester)
In postcode district M1 (Manchester), homes rated EPC C or better sold for 13% more per square metre than D–G homes (median £3,519 vs £3,111, 2,290 sales). Like for like — same size, type, build period and year — the difference is +0.3% (95% range −1.6% to +2.2%): the EPC band itself is not reflected in sale prices here. 0 of 6 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 62 m² against 65 m² for D–G; the most common build period is 2012 onwards for C+ and 1996–2002 for D–G; 0% of C+ and 0% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +13% | — |
| Whole price, nothing held equal | +2.8% | 0.0% to +5.7% |
| Same floor area | +11.1% | +8.8% to +13.4% |
| + same property type | +11.0% | +8.7% to +13.3% |
| + same build period | +1.8% | −0.3% to +4.0% |
| + same year of sale | +0.3% | −1.6% to +2.2% |
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 M1
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| M1 1 | 246 | +20% | +2.5% | −3.5% to +8.9% |
| M1 2 | 510 | +13% | −0.6% | −4.6% to +3.4% |
| M1 3 | 365 | +20% | +2.1% | −3.2% to +7.7% |
| M1 4 | 78 | +41% | too few | — |
| M1 5 | 646 | +8% | −0.3% | −4.0% to +3.4% |
| M1 6 | 177 | −7% | −4.4% | −9.6% to +1.1% |
| M1 7 | 268 | +30% | −6.0% | −11.7% 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 M1
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 2 | too few |
| B | 529 | £4,055 |
| C | 976 | £3,332 |
| D | 547 | £3,125 |
| E | 188 | £3,077 |
| F | 42 | £3,069 |
| G | 6 | too few |
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.