EPC rating and sold prices in NW8 (Westminster)
In postcode district NW8 (Westminster), homes rated EPC C or better sold for 3% less per square metre than D–G homes (median £11,806 vs £12,195, 2,505 sales). Like for like — same size, type, build period and year — the difference is +2.4% (95% range −0.5% to +5.3%): the EPC band itself is not reflected in sale prices here. 2 of 5 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 77 m² against 88 m² for D–G; both groups are most often built in 1930–1949; 4% of C+ and 13% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −3% | — |
| Whole price, nothing held equal | −17.4% | −23.2% to −11.3% |
| Same floor area | −0.1% | −2.9% to +2.8% |
| + same property type | +3.2% | +0.3% to +6.1% |
| + same build period | +1.9% | −1.0% to +4.8% |
| + same year of sale | +2.4% | −0.5% to +5.3% |
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 NW8
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| NW8 0 | 439 | −12% | +4.0% | −3.1% to +11.7% |
| NW8 6 | 413 | −15% | −7.9% ▼ | −14.2% to −1.1% |
| NW8 7 | 586 | +14% | +6.7% ▲ | +0.1% to +13.7% |
| NW8 8 | 317 | +5% | −0.3% | −7.1% to +6.9% |
| NW8 9 | 750 | −3% | −0.1% | −3.9% to +3.9% |
▲ 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 NW8
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| B | 183 | £15,122 |
| C | 929 | £11,413 |
| D | 969 | £12,008 |
| E | 353 | £12,652 |
| F | 59 | £13,362 |
| G | 12 | £10,928 |
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.