EPC rating and sold prices in PE21 (Boston)
In postcode district PE21 (Boston), homes rated EPC C or better sold for 13% more per square metre than D–G homes (median £1,935 vs £1,719, 6,988 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 1.5% more (95% range +0.2% to +2.8%). 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 87 m² against 88 m² for D–G; the most common build period is 2012 onwards for C+ and 1967–1975 for D–G; 68% of C+ and 77% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +13% | — |
| Whole price, nothing held equal | +11.1% | +9.0% to +13.3% |
| Same floor area | +12.2% | +10.7% to +13.7% |
| + same property type | +17.3% | +16.1% to +18.6% |
| + same build period | +5.1% | +3.7% to +6.6% |
| + same year of sale | +1.5% | +0.2% to +2.8% |
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 PE21
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| PE21 0 | 1,567 | +10% | +0.5% | −1.7% to +2.8% |
| PE21 6 | 330 | +21% | too few | — |
| PE21 7 | 1,978 | +11% | +3.3% ▲ | +0.9% to +5.6% |
| PE21 8 | 1,368 | +11% | +2.2% | −0.6% to +5.0% |
| PE21 9 | 1,745 | +12% | +0.3% | −2.3% to +2.9% |
▲ 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 PE21
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 18 | £2,098 |
| B | 1,183 | £2,046 |
| C | 1,753 | £1,846 |
| D | 2,819 | £1,813 |
| E | 973 | £1,547 |
| F | 184 | £1,386 |
| G | 58 | £1,069 |
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.