EPC rating and sold prices in RG1 (Reading)
In postcode district RG1 (Reading), homes rated EPC C or better sold for 11% more per square metre than D–G homes (median £4,444 vs £4,000, 7,048 sales). Like for like — same size, type, build period and year — homes rated C or better sold for 4.3% more (95% range +3.0% to +5.6%). 4 of 7 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 66 m² against 73 m² for D–G; the most common build period is 2012 onwards for C+ and 1900–1929 for D–G; 7% of C+ and 15% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +11% | — |
| Whole price, nothing held equal | −0.1% | −1.9% to +1.6% |
| Same floor area | +7.8% | +6.6% to +9.0% |
| + same property type | +12.0% | +10.7% to +13.4% |
| + same build period | +5.4% | +4.1% to +6.8% |
| + same year of sale | +4.3% | +3.0% to +5.6% |
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 RG1
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| RG1 1 | 132 | +39% | too few | — |
| RG1 2 | 744 | +6% | +4.2% | −0.5% to +9.1% |
| RG1 3 | 1,457 | +28% | +2.7% | −0.9% to +6.4% |
| RG1 4 | 644 | −10% | +1.5% | −2.1% to +5.1% |
| RG1 5 | 1,037 | +3% | +4.2% ▲ | +0.7% to +7.8% |
| RG1 6 | 1,520 | +8% | +4.8% ▲ | +2.3% to +7.3% |
| RG1 7 | 1,015 | +16% | +5.7% ▲ | +2.3% to +9.3% |
| RG1 8 | 499 | +6% | +8.0% ▲ | +4.1% to +12.1% |
▲ 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 RG1
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 2 | too few |
| B | 1,564 | £4,718 |
| C | 1,856 | £4,233 |
| D | 2,660 | £4,078 |
| E | 806 | £3,856 |
| F | 111 | £3,680 |
| G | 49 | £3,605 |
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.