EPC rating and sold prices in M20 (Manchester)
In postcode district M20 (Manchester), homes rated EPC C or better sold for 3% more per square metre than D–G homes (median £3,654 vs £3,556, 8,016 sales). Like for like — same size, type, build period and year — the difference is −0.2% (95% range −1.7% to +1.3%): the EPC band itself is not reflected in sale prices here. 1 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 79 m² against 89 m² for D–G; the most common build period is 2012 onwards for C+ and 1930–1949 for D–G; 31% of C+ and 51% 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 | −7.2% | −9.3% to −4.9% |
| Same floor area | +3.1% | +1.7% to +4.5% |
| + same property type | +5.1% | +3.7% to +6.6% |
| + same build period | +4.1% | +2.4% to +5.7% |
| + same year of sale | −0.2% | −1.7% to +1.3% |
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 M20
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| M20 1 | 1,144 | +4% | −3.1% | −6.4% to +0.4% |
| M20 2 | 2,423 | +5% | −0.6% | −2.6% to +1.4% |
| M20 3 | 1,040 | +3% | +3.9% ▲ | +1.1% to +6.7% |
| M20 4 | 1,256 | +8% | +4.3% | −0.9% to +9.7% |
| M20 5 | 686 | −2% | +1.1% | −3.0% to +5.3% |
| M20 6 | 1,467 | −5% | −1.0% | −3.8% to +2.0% |
▲ 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 M20
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 2 | too few |
| B | 804 | £4,129 |
| C | 2,705 | £3,542 |
| D | 3,371 | £3,623 |
| E | 976 | £3,379 |
| F | 134 | £3,548 |
| G | 24 | £2,971 |
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.