diff --git a/src/app/api/portfolio/[portfolioId]/scenario/[scenarioId]/metrics/route.ts b/src/app/api/portfolio/[portfolioId]/scenario/[scenarioId]/metrics/route.ts
index a4cfcc3..3573b3a 100644
--- a/src/app/api/portfolio/[portfolioId]/scenario/[scenarioId]/metrics/route.ts
+++ b/src/app/api/portfolio/[portfolioId]/scenario/[scenarioId]/metrics/route.ts
@@ -139,6 +139,6 @@ export async function GET(
     contingency,
     total_funding,
     net_cost,
-    net_cost_per_unit: n_units_upgraded > 0 ? net_cost / n_units_upgraded : 0,
+    gross_per_unit: n_units_upgraded > 0 ? total_cost / n_units_upgraded : 0,
   });
 }
diff --git a/src/app/portfolio/[slug]/(portfolio)/reporting/ReportingClientArea.tsx b/src/app/portfolio/[slug]/(portfolio)/reporting/ReportingClientArea.tsx
index f8d858c..8a01f17 100644
--- a/src/app/portfolio/[slug]/(portfolio)/reporting/ReportingClientArea.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/reporting/ReportingClientArea.tsx
@@ -123,7 +123,7 @@ export function ReportingClientArea({
             ? scenarioData.total_cost / scenarioData.total_carbon
             : 0,
         netCost: scenarioData.net_cost,
-        netCostPerUnit: scenarioData.net_cost_per_unit,
+        grossPerUnit: scenarioData.gross_per_unit,
         nUnits: scenarioData.n_units_upgraded,
       }
     : null;
diff --git a/src/app/portfolio/[slug]/(portfolio)/reporting/ScenarioFinancialDrawer.tsx b/src/app/portfolio/[slug]/(portfolio)/reporting/ScenarioFinancialDrawer.tsx
index 5c8f525..1e12626 100644
--- a/src/app/portfolio/[slug]/(portfolio)/reporting/ScenarioFinancialDrawer.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/reporting/ScenarioFinancialDrawer.tsx
@@ -82,8 +82,8 @@ export function ScenarioFinancialDrawer({
                 bg="bg-slate-200/40"
               />
               <Metric
-                label="Net Cost per Unit"
-                value={`£${formatNumber(metrics.netCostPerUnit)}`}
+                label="Gross Cost per Unit"
+                value={`£${formatNumber(metrics.grossPerUnit)}`}
                 icon={Home}
                 color="text-sky-600"
                 bg="bg-sky-200/40"
diff --git a/src/app/portfolio/[slug]/(portfolio)/reporting/databaseFunctions.ts b/src/app/portfolio/[slug]/(portfolio)/reporting/databaseFunctions.ts
index 842af3a..3fdd266 100644
--- a/src/app/portfolio/[slug]/(portfolio)/reporting/databaseFunctions.ts
+++ b/src/app/portfolio/[slug]/(portfolio)/reporting/databaseFunctions.ts
@@ -156,7 +156,13 @@ export async function getCountByPropertyType(
 export async function getExpiredEpcCount(portfolioId: number): Promise<number> {
   const result = await db.execute<{ expired: number }>(sql`
     SELECT
-      SUM(CASE WHEN is_expired = true THEN 1 ELSE 0 END)::int AS expired
+      SUM(
+        CASE 
+          WHEN is_expired = true AND estimated = false 
+          THEN 1 
+          ELSE 0 
+        END
+      )::int AS expired
     FROM property_details_epc
     WHERE portfolio_id = ${portfolioId};
   `);