Does a C-or-better EPC sell for more in M1 1 (Manchester)?
No measurable EPC premium here. In postcode sector M1 1 (Manchester), comparing like with like — same floor area, property type, build period and year of sale — the difference is +2.5% (95% range −3.5% to +8.9%): the EPC band itself is not reflected in sale prices here. The raw gap is bigger: C+ homes sold for 20% more per square metre than D–G homes (median £3,302 vs £2,761, 246 sales 2015–2026), mostly because they are different homes. Across England and Wales the like-for-like figure is +1.2%. Data: HM Land Registry Price Paid to 30 September 2026 matched to the EPC register.
From the raw gap to like-for-like
The homes are not alike: C+ homes here have a median floor area of 62 m² against 68 m² for D–G; the most common build period is 2012 onwards for C+ and 1996–2002 for D–G.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +20% | — |
| Whole price, nothing held equal | +4.1% | −2.4% to +11.0% |
| Same floor area | +11.5% | +5.6% to +17.8% |
| + same property type | +11.5% | +5.6% to +17.8% |
| + same build period | +6.7% | −0.5% to +14.4% |
| + same year of sale | +2.5% | −3.5% to +8.9% |
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.
Sold prices by EPC band in M1 1
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| B | 74 | £3,474 |
| C | 67 | £3,132 |
| D | 75 | £2,764 |
| E | 24 | £2,827 |
| F | 6 | too few |
A median is shown when a band has at least 10 sales.
C or better vs D–G, by property type
| Type | C+ sales | C+ £/m² | D–G sales | D–G £/m² |
|---|---|---|---|---|
| Flat / maisonette | 141 | £3,302 | 105 | £2,761 |
Compared with the wider area
| Area | Sales | Like-for-like | 95% range |
|---|---|---|---|
| Sector M1 1 | 246 | +2.5% | −3.5% to +8.9% |
| District M1 | 2,290 | +0.3% | −1.6% to +2.2% |
| England and Wales | 1,000,000 (sample) | +1.2% | +0.9% to +1.5% |
Average gas use in M1 1 (2024): meters vs certificates
A rough comparison: the certificate figure is an upper-bound estimate (primary energy including lighting, converted with one factor), so treat the share as an order of magnitude.
| Postcodes with published gas data (5+ meters) | 1 (7 meters) |
|---|---|
| Median gas use per meter (median of postcodes) | 7,377 kWh |
| Gas-heated homes with an EPC | 12 |
| Energy implied by their certificates (median) | 10,025 kWh |
| Metered gas as a share of the certificate figure (median of 1 postcodes) | 83% (middle half 83%–83%) |
Certificate energy = primary energy per m² × floor area ÷ 1.13, for homes whose latest certificate shows mains gas heating; it also covers lighting and other uses, so it is an upper bound for gas. DESNZ gas is weather-corrected and covers all meters in the postcode, with or without a certificate.
246 of 326 house and flat sales in the sector since 2015 (75%) were matched to a certificate.
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.