EPC rating and sold prices in NR3 (Norwich)
In postcode district NR3 (Norwich), homes rated EPC C or better sold for 8% more per square metre than D–G homes (median £2,717 vs £2,521, 5,773 sales). Like for like — same size, type, build period and year — the difference is −0.2% (95% range −1.5% to +1.1%): 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 70 m² against 73 m² for D–G; the most common build period is 2012 onwards for C+ and 1900–1929 for D–G; 15% of C+ and 22% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +8% | — |
| Whole price, nothing held equal | +1.2% | −0.9% to +3.3% |
| Same floor area | +6.2% | +4.8% to +7.7% |
| + same property type | +9.4% | +7.9% to +10.9% |
| + same build period | +4.0% | +2.5% to +5.6% |
| + same year of sale | −0.2% | −1.5% to +1.1% |
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 NR3
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| NR3 1 | 1,119 | +18% | −4.5% ▼ | −8.0% to −0.7% |
| NR3 2 | 922 | +1% | +1.7% | −1.3% to +4.8% |
| NR3 3 | 1,538 | +7% | +1.5% | −0.8% to +3.9% |
| NR3 4 | 2,194 | +6% | 0.0% | −1.8% to +1.8% |
▲ 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 NR3
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 5 | too few |
| B | 422 | £3,087 |
| C | 1,755 | £2,643 |
| D | 2,720 | £2,555 |
| E | 754 | £2,426 |
| F | 95 | £2,282 |
| G | 22 | £1,959 |
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.