Does a C-or-better EPC sell for more in TW1 1 (Richmond upon Thames)?
A small premium for a better EPC here. In postcode sector TW1 1 (Richmond upon Thames), comparing like with like — same floor area, property type, build period and year of sale — homes rated C or better sold for 4.2% more (95% range +2.0% to +6.5%). The raw gap is different: C+ homes sold for 0% more per square metre than D–G homes (median £7,927 vs £7,905, 1,657 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 72 m² against 90 m² for D–G; the most common build period is 2012 onwards for C+ and 1900–1929 for D–G; 10% of C+ and 26% of D–G sales are detached or semi-detached houses.
| Comparing C+ with D–G homes… | Difference | 95% range |
|---|---|---|
| Raw gap per m² (medians) | 0% | — |
| Whole price, nothing held equal | −12.3% | −17.2% to −7.1% |
| Same floor area | −1.1% | −3.1% to +1.0% |
| + same property type | +2.7% | +0.5% to +4.9% |
| + same build period | +5.1% | +2.8% to +7.4% |
| + same year of sale | +4.2% | +2.0% to +6.5% |
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 TW1 1
| EPC band (last certificate before sale) | Sales | Median £ per m² |
|---|---|---|
| B | 190 | £8,517 |
| C | 427 | £7,618 |
| D | 727 | £7,760 |
| E | 260 | £8,136 |
| F | 39 | £8,220 |
| G | 14 | £7,775 |
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 | 11 | £7,955 | 90 | £9,006 |
| Semi-detached | 50 | £8,115 | 177 | £8,333 |
| Terraced | 148 | £8,172 | 355 | £7,967 |
| Flat / maisonette | 408 | £7,860 | 418 | £7,340 |
Compared with the wider area
| Area | Sales | Like-for-like | 95% range |
|---|---|---|---|
| Sector TW1 1 | 1,657 | +4.2% | +2.0% to +6.5% |
| District TW1 | 4,366 | +0.5% | −1.0% to +2.0% |
| England and Wales | 1,000,000 (sample) | +1.2% | +0.9% to +1.5% |
Average gas use in TW1 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) | 132 (3,047 meters) |
|---|---|
| Median gas use per meter (median of postcodes) | 13,767 kWh |
| Gas-heated homes with an EPC | 2,238 |
| Energy implied by their certificates (median) | 18,055 kWh |
| Metered gas as a share of the certificate figure (median of 128 postcodes) | 66% (middle half 54%–72%) |
Certificates by band imply: B 7,540 kWh (127 homes) · C 11,750 kWh (727 homes) · D 19,622 kWh (1,000 homes) · E 33,139 kWh (332 homes) · F 60,665 kWh (47 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.
1,657 of 1,787 house and flat sales in the sector since 2015 (93%) 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.