House prices in M3 4BE

Floor areas are not measured by us. They come from the Energy Performance Certificate attached to each sale, and an EPC is an assessor's survey for energy purposes rather than a measurement for valuation.

• A certificate records the property as it was on the day of assessment, so an extension or loft conversion since then will not be in the figure.
• Assessors measure habitable floor area to a standard that usually excludes garages and outbuildings, which is not always the area an agent would quote.
• Certificates are matched to sales by address, and a small number will not match exactly.
• Around nine sales in ten here carry a floor area, so the figure is computed on most of them rather than all.

It is a reliable guide to how one area compares with another, and not a substitute for a measured valuation of a particular home.