EPC rating and sold prices in M9 (Manchester)
In postcode district M9 (Manchester), homes rated EPC C or better sold for 28% more per square metre than D–G homes (median £2,008 vs £1,570, 3,813 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 2.8% more (95% range +0.6% to +5.1%). 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 79 m² against 79 m² for D–G; the most common build period is 2012 onwards for C+ and 1930–1949 for D–G; 50% of C+ and 50% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +28% | — |
| Whole price, nothing held equal | +23.6% | +20.1% to +27.3% |
| Same floor area | +26.6% | +23.5% to +29.8% |
| + same property type | +27.4% | +24.2% to +30.6% |
| + same build period | +15.0% | +11.4% to +18.7% |
| + same year of sale | +2.8% | +0.6% to +5.1% |
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 M9
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| M9 0 | 422 | +24% | +3.4% | −1.4% to +8.5% |
| M9 4 | 703 | +57% | +5.9% | −1.2% to +13.5% |
| M9 5 | 170 | +54% | too few | — |
| M9 6 | 680 | +21% | +0.9% | −3.3% to +5.3% |
| M9 7 | 855 | +25% | +4.7% ▲ | +0.6% to +8.9% |
| M9 8 | 983 | +9% | +2.7% | −2.0% to +7.5% |
▲ 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 M9
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| B | 430 | £2,176 |
| C | 1,195 | £1,894 |
| D | 1,651 | £1,667 |
| E | 433 | £1,331 |
| F | 86 | £1,204 |
| G | 18 | £903 |
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.