EPC rating and sold prices in WD3 (Three Rivers)
In postcode district WD3 (Three Rivers), homes rated EPC C or better sold for 6% less per square metre than D–G homes (median £5,710 vs £6,056, 6,276 sales). Like for like — same size, type, build period and year — the difference is 0.0% (95% range −1.2% to +1.2%): the EPC band itself is not reflected in sale prices here. 3 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 85 m² against 98 m² for D–G; the most common build period is 2012 onwards for C+ and 1930–1949 for D–G; 41% of C+ and 72% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | −6% | — |
| Whole price, nothing held equal | −13.1% | −15.5% to −10.7% |
| Same floor area | −6.5% | −7.6% to −5.4% |
| + same property type | +1.8% | +0.6% to +2.9% |
| + same build period | +1.5% | +0.3% to +2.8% |
| + same year of sale | 0.0% | −1.2% to +1.2% |
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 WD3
| Sector | Sales | Raw gap | Like-for-like | 95% range |
|---|---|---|---|---|
| WD3 1 | 916 | −8% | +6.2% ▲ | +2.9% to +9.5% |
| WD3 3 | 1,771 | −5% | +0.5% | −1.5% to +2.5% |
| WD3 4 | 489 | −11% | −1.8% | −5.9% to +2.4% |
| WD3 5 | 1,163 | −9% | +1.0% | −1.8% to +3.8% |
| WD3 6 | 168 | −1% | too few | — |
| WD3 7 | 494 | −8% | +3.9% ▲ | +0.2% to +7.7% |
| WD3 8 | 916 | 0% | −0.9% | −2.9% to +1.1% |
| WD3 9 | 359 | −3% | +7.2% ▲ | +2.5% to +12.0% |
▲ 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 WD3
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 9 | too few |
| B | 418 | £5,875 |
| C | 1,808 | £5,669 |
| D | 2,721 | £5,983 |
| E | 1,102 | £6,186 |
| F | 190 | £6,240 |
| G | 28 | £5,480 |
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.