Markhouse · Waltham Forest · Walthamstow constituency · 51.57426, -0.02039

E17 8JP— Markhouse, Waltham Forest

Location and area intelligence for E17 8JP, Markhouse, Waltham Forest

The practical family move

 

Schools 75%Safety 84/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
62
Safety
84
Schools
45
Transport
34
Environment
69
Investment
38

The bottom line

E17 8JP offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E17 8JP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E17 8JP meets your needs.

Location

E17 8JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for E17 8JP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E17 8JP with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How E17 8JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 2 min walk

KS2: 107.9

—

Secondary

Kelmscott School

Not yet inspected · 7 min walk

P8: -0.31A8: 44.6

75% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 10 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

46.4 incidents per 1,000 residents

Better than 65% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour22%
Other17%
Vehicle crime15%
Burglary6%
Drug offences4%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is 29% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E17 district median

£517,500

Based on 977 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,172/m²
Price per ft²£573/ft²
Avg floor area96.4 m²

EPC breakdown

B
1%
C
3%
D
15%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 6%Terraced 94%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£241,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,928
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.6%

Total change

+743%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-21.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached5.6%
Terraced94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£90k+28.6%1
Post-dot-com plateau2001–2001£151k£151k+0%2
Pre-crash peak2005–2007£200k£304k+51.7%2
Help-to-Buy recovery2013–2015£290k£180k-37.9%1
Pandemic surge2020–2020£539k£539k+0%2
Rate-rise correction2023–2023£625k£625k+0%1
Current market2024–2024£590k£590k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
6.9%
District
8.2%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Walthamstow CentralVictoria line
11.6 min walk
Walthamstow Queens Road

Nearby stations

Walthamstow Queens Road Rail StationSuffragette
11 min walk
Walthamstow Queens RoadNational Rail
11 min walk
Walthamstow Central Rail StationWeaver
12 min walk
Walthamstow Central Underground StationVictoria
12 min walk
Leyton Midland Road Rail StationSuffragette
12 min walk
No bus stops within 400m

42

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria53 min ↑
Waterloo61 min ↑
Canary Wharf52 min ↑
City ★49 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

25

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)26
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
435m

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 waterMEDIUM
Medium
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: 6.9 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

THE MANOR PRACTICE

454 LEA BRIDGE ROAD, LEYTON, E10 7DY

4 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

22

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The European (459 m)

Nearest supermarketNadeem Halal Meat & Grocery · 308 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

507m

Post office

Nearby shops

Kisso Food & Wine166 m
Daily Fruit & Vegetables245 m
Class Fruit and Veg247 m
Food 4 Less442 m

Nearby cafes

Hornbeam Cafe416 m
Sunset438 m
Atdheu Caffe440 m
Fastline472 m

Nearby restaurants

Grill N Spice240 m
Roti Factory320 m
Lagos Island350 m
Atlantic Fish Bar386 m

Nearby pubs

The European459 m
The Auctioneer460 m
Blondies Brewery582 m
Patchworks608 m

Nearby gyms

Raw Gym360 m
Walthamstow Leisure Centre609 m
Leyton Gym690 m
Leyton Leisure Centre762 m

Nearby pharmacies

MS Chemist242 m
Anji's Pharmacy502 m
Boots986 m

Nearby health

Leabridge Road Dental Surgery316 m
Key 2 Smile563 m
Food hygiene (5-star)26% of 133

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ACN ENGINEERING LIMITED
AQ-VIC LTD
CAN CONSTRUCTION LTD
LURA LTD
MK CONSTRUCTION & RENOVATION LTD

+3 more

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

39.3

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,317m
Crossrail 2 route3,111m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,019 nationally

2,132

Est. population

30,000/km²

56%

Employed

34%

Degree educated

£41,300

Median income

6.7%

Claimant rate

Inner cityVery high densityMixed

47

Community stability

Age profile

23%
25%
23%
16%
Under 1823%
18–3425%
35–4923%
50–6416%
65+13%

Tenure

31%
31%
29%
Own outright31%
Own (mortgage)31%
Private rent29%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

14%
15%
49%
White British14%
White Other15%
Asian49%
Black13%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine20%
No car household37%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent29%
Social rent8%

vs. London

Income vs London-1.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
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)
17
Largest scheme
85 homes · BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD, E17
Pipeline pressure
LOW

Named schemes (500m)

BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD ESTATE (PHASE 1), BOUNDARY ROAD, E1785 homes
completed
BOUNDARY ROAD ESTATE (PHASE 2), BOUNDARY ROAD ESTATE (PHASE 2), BOUNDARY ROAD, E1782 homes
completed
ALBANY COURT, 3, ALBANY COURT, 3, ALBANY ROAD, E1043 homes
completed
JAMES DIXON TOWER, 27, JAMES DIXON TOWER, 27, BEACONSFIELD ROAD, E1736 homes
completed
SUFFOLK COURT, 25, SUFFOLK COURT, 25, CAMBRIAN ROAD, E10 7JJ35 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

Live in E17 8JP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E17 8JP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E17 8JP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E17 8JP

Full postcodeE17 8JP
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.574258
Longitude-0.020393
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