EPC rating and sold prices in MK44 (Bedford)
In postcode district MK44 (Bedford), homes rated EPC C or better sold for 1% less per square metre than D–G homes (median £3,405 vs £3,426, 2,504 sales). Like for like — same size, type, build period and year — the difference is −0.7% (95% range −2.6% to +1.2%): the EPC band itself is not reflected in sale prices here. 0 of 2 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 116 m² against 108 m² for D–G; the most common build period is 2012 onwards for C+ and 1967–1975 for D–G; 81% of C+ and 78% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −1% | — |
| Whole price, nothing held equal | +9.9% | +6.0% to +13.8% |
| Same floor area | +0.8% | −1.1% to +2.8% |
| + same property type | +1.6% | −0.2% to +3.5% |
| + same build period | +2.6% | +0.4% to +4.8% |
| + same year of sale | −0.7% | −2.6% to +1.2% |
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 MK44
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| MK44 1 | 821 | −2% | −0.6% | −3.4% to +2.3% |
| MK44 2 | 410 | +16% | too few | — |
| MK44 3 | 1,273 | −2% | −0.5% | −3.3% to +2.3% |
▲ 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 MK44
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 42 | £4,095 |
| B | 438 | £3,483 |
| C | 588 | £3,320 |
| D | 860 | £3,438 |
| E | 415 | £3,469 |
| F | 140 | £3,262 |
| G | 21 | £3,189 |
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.