Markhouse · Waltham Forest · Walthamstow constituency · 51.58069, -0.02034

E17 7PS— Markhouse, Waltham Forest

Location and area intelligence for E17 7PS, Markhouse, Waltham Forest

The overachiever's postcode

 

Bottom 25% LondonSchools 75%Safety 72/100Transport 50/100Low yield 2.01%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
72
Schools
45
Transport
50
Environment
68
Investment
51

The bottom line

E17 7PS offers low crime and fast broadband at £866,066 median — a strong choice for Families.

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Location

E17 7PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+66.6% vs London avg
vs London income+6.9% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E17 7PS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The overachiever's postcode”

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How E17 7PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Edinburgh Primary School

Not yet inspected · 5 min walk

KS2: 105.6

—

Secondary

Walthamstow School for Girls

Not yet inspected · 8 min walk

P8: +0.46A8: 56.3

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 8 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.5 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 275.0%

+19% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour16%
Theft13%
Vehicle crime9%
Drug offences4%
Robbery4%
Burglary3%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.2km

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£866,066

Median sale price

Top 25% — 67% above London median

£866,066 is 67% above the London median (£520,000)

+19.2%

This year

Terraced

Dominant type

Price history

5-year change
+66.6%
Sales (24 months)6
New build0.0%
Avg terraced£866,066
Price per m²£9,353/m²
Price per ft²£869/ft²
Avg floor area95.9 m²

EPC breakdown

C
9%
D
28%
E
7%

Based on 44 properties · Confidence: high

Street mix

Terraced 71%Flat 29%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Stamp duty

Standard buyer£30,803
First-time buyerFTB
£30,803
Additional propertyBTL/2nd
£56,785

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

19.3×

Price-to-income

£4,332/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£239,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.8%

Total change

+1273%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

-2.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 27 sales

Property Type Mix

Total: 27 sales

Terraced74.1%
Flat/maisonette25.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£78k+13%1.5
Post-dot-com plateau2001–2002£187k£123k-34%1
GFC & correction2008–2008£290k£290k+0%1
Help-to-Buy recovery2013–2016£235k£310k+31.9%1
Brexit uncertainty2017–2019£720k£733k+1.8%1.7
Pandemic surge2020–2021£751k£520k-30.8%1
Rate-rise correction2022–2023£840k£500k-40.5%1
Current market2024–2026£705k£948k+34.4%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.5%
District
8.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Walthamstow CentralVictoria line
3 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Rail StationWeaver
3 min walk
Walthamstow CentralNational Rail
3 min walk
Walthamstow Central Underground StationVictoria
3 min walk
Walthamstow Queens Road Rail StationSuffragette
3 min walk
St James Street (London) Rail StationWeaver
11 min walk
2 bus routes · 6 stops within 400m · 633 buses/hr peak

74

Walkability score

181

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf55 min ↑
City ★44 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

8

EV chargers (800m)

Nearest car park216m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Sainsbury's Car Park
511m
🅿️
Stanley Road Car Park· yes
730m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 43%
Less green space than 82% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

1 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

49

Restaurants (800m)

27

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketLidl · 413 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

377m

Post office

Nearby shops

European Market152 m
Station Food and Wine178 m
Express Supermarket192 m
Munir Food Store282 m

Nearby cafes

Rio's190 m
Chaiiwala209 m
Costa242 m
Incoming Coffee248 m

Nearby restaurants

Gunes107 m
New Quattro156 m
One for the Table164 m
Muku's Hotpot181 m

Nearby pubs

The Goose311 m
Drift Cocktail Bar369 m
Queens Arms508 m
The Chequers538 m

Nearby gyms

The Gym Group421 m
Dench Fitness754 m
Walthamstow Leisure Centre782 m
Raw Gym888 m

Nearby pharmacies

Boots346 m
MS Chemist957 m
Anji's Pharmacy1.2 km

Nearby health

Addison Road Medical Practice745 m
Comely Bank Health Clinic746 m
Key 2 Smile792 m
Leabridge Road Dental Surgery1.0 km
Food hygiene (5-star)41% of 195

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ABSM ENTERPRISE LIMITED
DOMINIC&ADAM LTD
LOW LINES LTD
MEISTER WEB LTD
ZWR INVESTMENTS LTD

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score50/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

65.5

Price growth score

B
Low

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,944m
Crossrail 2 route2,829m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,232 nationally

2,235

Est. population

25,503/km²

67%

Employed

51%

Degree educated

£44,900

Median income

6.5%

Claimant rate

Inner cityVery high densityEstablished mixed

37

Community stability

Age profile

22%
30%
24%
15%
Under 1822%
18–3430%
35–4924%
50–6415%
65+8%

Tenure

19%
26%
39%
13%
Own outright19%
Own (mortgage)26%
Private rent39%
Social rent13%
Shared ownership2%
Rent free0%

Ethnicity

24%
19%
39%
White British24%
White Other19%
Asian39%
Black9%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household54%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent13%

vs. London

Income vs London+6.9%
Price vs London+66.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
18
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
16
Under construction
16
Completed (3yr)
110
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG121 homes
completed
Juniper House, 221, HOE STREET, E17 9PH91 homes
completed
Land Adjacent to South of Walthamstow Central Station, Land Adjacent to South of Walthamstow Central Station, Hoe Street, Selborne Road, Walthamstow, E1779 homes
completed
17, 17, SYLVAN ROAD, E17 7QR75 homes
completed
1-2 Station Approach, 1-2 Station Approach, Hoe Street, Walthamstow, E17 9QF69 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
37.4%
Ward turnout
49%
Election year
2022
MP
Ms Stella Creasy (Labour (Co-op))
MP majority
17,996
Constituency
Walthamstow

Councillors

Johar KhanLabour
Sharon WaldronLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£866,066)

£30,803

Standard buyer

£30,803

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 7PS

Full postcodeE17 7PS
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.580687
Longitude-0.020345
Parliamentary constituencyWalthamstow
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey