EPC rating and sold prices in ST4 (Stoke-on-Trent)
In postcode district ST4 (Stoke-on-Trent), homes rated EPC C or better sold for 45% more per square metre than D–G homes (median £2,232 vs £1,543, 9,371 sales). Like for like — same size, type, build period and year — the difference is −0.5% (95% range −1.9% to +1.0%): the EPC band itself is not reflected in sale prices here. 2 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 81 m² against 77 m² for D–G; the most common build period is 2012 onwards for C+ and 1900–1929 for D–G; 66% of C+ and 49% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +45% | — |
| Whole price, nothing held equal | +43.2% | +40.1% to +46.4% |
| Same floor area | +37.0% | +34.8% to +39.2% |
| + same property type | +23.6% | +21.9% to +25.3% |
| + same build period | +5.2% | +3.5% to +7.0% |
| + same year of sale | −0.5% | −1.9% to +1.0% |
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 ST4
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| ST4 1 | 81 | −4% | too few | — |
| ST4 2 | 620 | +23% | +3.3% | −2.4% to +9.3% |
| ST4 3 | 1,166 | +58% | +5.5% ▲ | +1.9% to +9.3% |
| ST4 4 | 1,247 | +86% | +3.5% ▲ | +0.3% to +6.9% |
| ST4 5 | 1,119 | +19% | +2.5% | −1.5% to +6.7% |
| ST4 6 | 1,257 | +37% | +1.5% | −2.4% to +5.5% |
| ST4 7 | 1,215 | +32% | +0.7% | −3.6% to +5.1% |
| ST4 8 | 2,666 | +4% | +0.1% | −1.8% to +2.0% |
▲ 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 ST4
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 56 | £3,251 |
| B | 1,059 | £2,494 |
| C | 1,944 | £1,936 |
| D | 4,360 | £1,667 |
| E | 1,590 | £1,327 |
| F | 278 | £1,123 |
| G | 84 | £1,082 |
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.