EPC rating and sold prices in N16 (Hackney)
In postcode district N16 (Hackney), homes rated EPC C or better sold for 5% less per square metre than D–G homes (median £8,077 vs £8,473, 4,389 sales). Like for like — same size, type, build period and year — the difference is +0.4% (95% range −1.2% to +2.2%): the EPC band itself is not reflected in sale prices here. 0 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 67 m² against 87 m² for D–G; the most common build period is 2012 onwards for C+ and before 1900 for D–G; 1% of C+ and 3% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −5% | — |
| Whole price, nothing held equal | −24.1% | −26.3% to −21.7% |
| Same floor area | −7.3% | −9.0% to −5.6% |
| + same property type | −2.2% | −3.9% to −0.5% |
| + same build period | +2.3% | +0.5% to +4.0% |
| + same year of sale | +0.4% | −1.2% to +2.2% |
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 N16
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| N16 0 | 845 | −9% | +2.2% | −1.3% to +5.8% |
| N16 5 | 540 | −6% | +2.7% | −3.2% to +9.0% |
| N16 6 | 451 | 0% | −2.7% | −8.7% to +3.8% |
| N16 7 | 877 | −1% | +1.7% | −1.5% to +4.9% |
| N16 8 | 996 | −8% | −2.2% | −5.3% to +1.0% |
| N16 9 | 680 | −3% | +1.2% | −1.8% to +4.3% |
▲ 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 N16
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 2 | too few |
| B | 440 | £7,876 |
| C | 1,607 | £8,125 |
| D | 1,828 | £8,555 |
| E | 451 | £8,301 |
| F | 45 | £7,534 |
| G | 16 | £7,455 |
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.