Does a C-or-better EPC sell for more in NR9 4 (South Norfolk)?
No measurable EPC premium here. In postcode sector NR9 4 (South Norfolk), comparing like with like — same floor area, property type, build period and year of sale — the difference is +2.6% (95% range −3.1% to +8.7%): the EPC band itself is not reflected in sale prices here. The raw gap is different: C+ homes sold for 1% more per square metre than D–G homes (median £2,891 vs £2,868, 862 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 103 m² against 97 m² for D–G; the most common build period is 2012 onwards for C+ and before 1900 for D–G; 94% of C+ and 90% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | +1% | — |
| Whole price, nothing held equal | +12.5% | +5.1% to +20.5% |
| Same floor area | +1.6% | −1.6% to +5.0% |
| + same property type | +2.3% | −0.9% to +5.6% |
| + same build period | +2.7% | −3.6% to +9.4% |
| + same year of sale | +2.6% | −3.1% to +8.7% |
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 NR9 4
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 87 | £2,895 |
| B | 41 | £2,992 |
| C | 101 | £2,831 |
| D | 302 | £3,000 |
| E | 223 | £2,744 |
| F | 92 | £2,656 |
| G | 16 | £2,983 |
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 |
|---|---|---|---|---|
| Detached | 135 | £2,838 | 365 | £2,888 |
| Semi-detached | 81 | £2,961 | 204 | £2,873 |
| Terraced | 7 | — | 46 | £2,991 |
| Flat / maisonette | 6 | — | 18 | £2,300 |
Compared with the wider area
| Area | Sales | Like-for-like | 95% range |
|---|---|---|---|
| Sector NR9 4 | 862 | +2.6% | −3.1% to +8.7% |
| District NR9 | 4,012 | +2.4% | +0.6% to +4.2% |
| England and Wales | 1,000,000 (sample) | +1.2% | +0.9% to +1.5% |
Average gas use in NR9 4 (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 (6 meters) |
|---|---|
| Median gas use per meter (median of postcodes) | 16,855 kWh |
| Gas-heated homes with an EPC | 8 |
| Energy implied by their certificates (median) | 19,522 kWh |
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.
862 of 994 house and flat sales in the sector since 2015 (87%) 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.