EPC rating and sold prices in M22 (Manchester)
In postcode district M22 (Manchester), homes rated EPC C or better sold for 7% more per square metre than D–G homes (median £2,539 vs £2,379, 4,237 sales). Like for like — same size, type, build period and year — the difference is +0.1% (95% range −1.5% to +1.8%): 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 72 m² against 82 m² for D–G; the most common build period is 2003–2006 for C+ and 1950–1966 for D–G; 38% of C+ and 56% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +7% | — |
| Whole price, nothing held equal | −5.3% | −7.5% to −2.9% |
| Same floor area | +4.5% | +2.4% to +6.7% |
| + same property type | +8.6% | +6.5% to +10.8% |
| + same build period | +8.7% | +6.4% to +11.1% |
| + same year of sale | +0.1% | −1.5% to +1.8% |
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 M22
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| M22 0 | 351 | +23% | +2.3% | −2.5% to +7.4% |
| M22 1 | 611 | +31% | +1.5% | −2.1% to +5.2% |
| M22 4 | 1,830 | +1% | +0.4% | −1.6% to +2.5% |
| M22 5 | 770 | +15% | +3.3% ▲ | +0.2% to +6.6% |
| M22 8 | 259 | +8% | +5.7% | −0.2% to +11.9% |
| M22 9 | 416 | +10% | −0.8% | −4.5% to +3.1% |
▲ 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 M22
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 7 | too few |
| B | 389 | £2,323 |
| C | 1,776 | £2,580 |
| D | 1,678 | £2,409 |
| E | 316 | £2,324 |
| F | 63 | £2,033 |
| G | 8 | 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.