EPC rating and sold prices in NR2 (Norwich)
In postcode district NR2 (Norwich), homes rated EPC C or better sold for 6% less per square metre than D–G homes (median £3,019 vs £3,203, 4,671 sales). Like for like — same size, type, build period and year — the difference is −1.5% (95% range −3.2% to +0.2%): the EPC band itself is not reflected in sale prices here. 0 of 3 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 77 m² for D–G; the most common build period is 2003–2006 for C+ and before 1900 for D–G; 14% of C+ and 21% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −6% | — |
| Whole price, nothing held equal | −16.7% | −19.5% to −13.9% |
| Same floor area | −7.7% | −9.4% to −5.9% |
| + same property type | −1.1% | −2.9% to +0.8% |
| + same build period | +1.6% | −0.3% to +3.6% |
| + same year of sale | −1.5% | −3.2% to +0.2% |
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 NR2
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| NR2 1 | 212 | −8% | too few | — |
| NR2 2 | 1,292 | −6% | −1.5% | −4.5% to +1.7% |
| NR2 3 | 2,172 | +1% | +2.0% | −0.7% to +4.7% |
| NR2 4 | 995 | −8% | −0.9% | −3.4% to +1.7% |
▲ 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 NR2
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 1 | too few |
| B | 126 | £2,965 |
| C | 1,117 | £3,031 |
| D | 2,344 | £3,275 |
| E | 907 | £3,059 |
| F | 136 | £2,889 |
| G | 40 | £2,707 |
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.