Does a C-or-better EPC sell for more in RG20 4 (Basingstoke and Deane)?
Too few comparable sales here for a reliable like-for-like figure. In postcode sector RG20 4 (Basingstoke and Deane), comparing like with like — same floor area, property type, build period and year of sale — there are too few comparable sales in each group for a reliable figure; for district RG20 as a whole the like-for-like difference is −1.5% (95% range −4.0% to +1.0%). The raw gap is bigger: C+ homes sold for 18% less per square metre than D–G homes (median £3,342 vs £4,087, 121 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 93 m² against 112 m² for D–G; the most common build period is 2007–2011 for C+ and 1967–1975 for D–G; 66% of C+ and 70% of D–G sales are detached or semi-detached houses.
This sector has fewer than 150 matched sales, fewer than 30 in one group, or an estimate too imprecise or implausibly large to trust, so the like-for-like comparison is not shown; the district figure is above.
Sold prices by EPC band in RG20 4
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| B | 19 | £3,106 |
| C | 42 | £3,468 |
| D | 29 | £4,174 |
| E | 21 | £3,718 |
| F | 9 | too few |
| G | 1 | 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 |
|---|---|---|---|---|
| Detached | 15 | £4,250 | 27 | £4,559 |
| Semi-detached | 25 | £3,342 | 15 | £4,174 |
| Terraced | 5 | — | 18 | £3,102 |
| Flat / maisonette | 16 | £2,818 | 0 | — |
Compared with the wider area
| Area | Sales | Like-for-like | 95% range |
|---|---|---|---|
| Sector RG20 4 | 121 | too few | — |
| District RG20 | 2,319 | −1.5% | −4.0% to +1.0% |
| England and Wales | 1,000,000 (sample) | +1.2% | +0.9% to +1.5% |
Average gas use in RG20 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) | 12 (238 meters) |
|---|---|
| Median gas use per meter (median of postcodes) | 6,283 kWh |
| Gas-heated homes with an EPC | 238 |
| Energy implied by their certificates (median) | 8,918 kWh |
| Metered gas as a share of the certificate figure (median of 11 postcodes) | 66% (middle half 59%–83%) |
Certificates by band imply: A 5,347 kWh (23 homes) · B 5,376 kWh (61 homes) · C 11,931 kWh (142 homes) · D 23,032 kWh (12 homes). Across England and Wales, real use is much closer to the certificate for A–C homes than for D–G homes, so the saving an upgrade promises is usually smaller than the certificate suggests.
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.
Can the local grid take heat pumps in RG20 4?
SSEN does not publish spare capacity for street substations, so this is the answer for the wider district fed by the Thatcham primary substation (33/11 kV), not for your street. Its winter demand headroom for 2027 is 3.1 MVA (lowest of SSEN's scenarios) — room for about 1,830 heat pumps at 1.7 kW each, or 26% of the 6,959 gas-heated homes with an energy certificate in its supply area. In that scenario the headroom runs out in 2034.
| Primary substation | Share of the sector's gas homes | Headroom 2027 | Gas homes in its area | Room for heat pumps | Headroom 2030 / 2035 (Holistic Transition) |
|---|---|---|---|---|---|
| Thatcham | 98% | 3.1 MVA | 6,959 | ≈ 1,830 (26%) | 2.5 / −2.5 MVA |
Across the sector, about 70 of 238 gas-heated homes (28%) could switch within the primary substations' 2027 headroom.
Caveat: a primary substation feeds a whole town or several villages. Your street's own substation can be full while the primary has room, and the other way round. Headroom: SSEN Network Scenario Headroom Report 2026, winter demand headroom after contracted connections (MVA ≈ MW). Homes: postcodes whose centre lies inside SSEN's published supply area (19 October 2026). A full primary substation means reinforcement (usually a delay), not a refusal. All areas and the method.
121 of 132 house and flat sales in the sector since 2015 (92%) 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.