EPC rating and sold prices in SG1 (Stevenage)
In postcode district SG1 (Stevenage), homes rated EPC C or better sold for 7% more per square metre than D–G homes (median £3,757 vs £3,515, 7,965 sales). Like for like — same size, type, build period and year — the difference is +0.5% (95% range −0.3% to +1.3%): the EPC band itself is not reflected in sale prices here. 3 of 6 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 78 m² against 86 m² for D–G; the most common build period is 2012 onwards for C+ and 1967–1975 for D–G; 30% of C+ and 31% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +7% | — |
| Whole price, nothing held equal | −2.6% | −4.4% to −0.7% |
| Same floor area | +1.7% | +0.5% to +2.9% |
| + same property type | +3.8% | +2.8% to +4.8% |
| + same build period | +3.6% | +2.6% to +4.6% |
| + same year of sale | +0.5% | −0.3% to +1.3% |
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 SG1
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| SG1 1 | 1,160 | +14% | +3.8% ▲ | +1.9% to +5.8% |
| SG1 2 | 1,080 | +3% | +0.2% | −2.1% to +2.6% |
| SG1 3 | 1,273 | −1% | −0.5% | −3.1% to +2.2% |
| SG1 4 | 1,635 | +3% | −3.5% ▼ | −5.2% to −1.7% |
| SG1 5 | 1,458 | +9% | +2.5% ▲ | +1.1% to +3.8% |
| SG1 6 | 1,359 | −6% | −0.7% | −2.5% to +1.2% |
▲ 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 SG1
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 65 | £4,814 |
| B | 945 | £3,732 |
| C | 3,266 | £3,743 |
| D | 3,082 | £3,529 |
| E | 560 | £3,401 |
| F | 42 | £3,582 |
| G | 5 | too few |
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.