Does a C-or-better EPC sell for more in PE32 1 (King's Lynn and West Norfolk)?
No measurable EPC premium here. In postcode sector PE32 1 (King's Lynn and West Norfolk), comparing like with like — same floor area, property type, build period and year of sale — the difference is +2.8% (95% range −3.0% to +8.9%): the EPC band itself is not reflected in sale prices here. The raw gap is different: C+ homes sold for 3% less per square metre than D–G homes (median £2,482 vs £2,552, 1,429 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 118 m² against 94 m² for D–G; the most common build period is 2012 onwards for C+ and 1967–1975 for D–G; 91% 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) | −3% | — |
| Whole price, nothing held equal | +18.7% | +12.4% to +25.3% |
| Same floor area | +1.4% | −1.8% to +4.7% |
| + same property type | +2.8% | −0.4% to +6.0% |
| + same build period | +5.3% | −1.2% to +12.3% |
| + same year of sale | +2.8% | −3.0% 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 PE32 1
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| A | 2 | too few |
| B | 190 | £2,523 |
| C | 149 | £2,428 |
| D | 490 | £2,602 |
| E | 412 | £2,539 |
| F | 159 | £2,429 |
| G | 27 | £2,590 |
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 | 215 | £2,558 | 693 | £2,618 |
| Semi-detached | 95 | £2,416 | 284 | £2,476 |
| Terraced | 29 | £2,321 | 105 | £2,438 |
| Flat / maisonette | 2 | — | 6 | — |
Compared with the wider area
| Area | Sales | Like-for-like | 95% range |
|---|---|---|---|
| Sector PE32 1 | 1,429 | +2.8% | −3.0% to +8.9% |
| District PE32 | 2,421 | +1.2% | −3.7% to +6.2% |
| England and Wales | 1,000,000 (sample) | +1.2% | +0.9% to +1.5% |
1,429 of 1,650 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.