EPC rating and sold prices in MK42 (Bedford)
In postcode district MK42 (Bedford), homes rated EPC C or better sold for 10% more per square metre than D–G homes (median £3,235 vs £2,955, 9,579 sales). Like for like — same size, type, build period and year — the difference is −0.7% (95% range −1.7% to +0.4%): the EPC band itself is not reflected in sale prices here. 1 of 4 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 87 m² against 80 m² for D–G; the most common build period is 2012 onwards for C+ and 1930–1949 for D–G; 52% of C+ and 58% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +10% | — |
| Whole price, nothing held equal | +17.2% | +15.4% to +18.9% |
| Same floor area | +9.0% | +7.9% to +10.2% |
| + same property type | +12.3% | +11.3% to +13.4% |
| + same build period | +3.4% | +2.0% to +4.8% |
| + same year of sale | −0.7% | −1.7% to +0.4% |
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 MK42
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| MK42 0 | 2,758 | +12% | +0.6% | −1.9% to +3.1% |
| MK42 7 | 2,023 | +4% | −1.2% | −3.2% to +0.8% |
| MK42 8 | 1,332 | +8% | +1.0% | −0.8% to +2.8% |
| MK42 9 | 1,739 | +3% | −2.5% ▼ | −4.3% to −0.7% |
▲ 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 MK42
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 105 | £3,669 |
| B | 3,869 | £3,283 |
| C | 2,493 | £3,105 |
| D | 2,287 | £3,024 |
| E | 689 | £2,800 |
| F | 100 | £2,461 |
| G | 36 | £2,653 |
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.