Markhouse · Waltham Forest · Walthamstow constituency · 51.57569, -0.01805

E17 8JU— Markhouse, Waltham Forest

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

City living at its best

 

Schools 60%Safety 78/100Transport 42/100Low yield 3.36%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak schools

Liveability
65
Safety
78
Schools
36
Transport
42
Environment
68
Investment
54

The bottom line

E17 8JU offers low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E17 8JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for E17 8JU

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

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“City living at its best”

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How E17 8JU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 4 min walk

KS2: 107.9

—

Secondary

Kelmscott School

Not yet inspected · 9 min walk

P8: -0.31A8: 44.6

60% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Church Hill Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.9 incidents per 1,000 residents

Better than 69% of London
↑ Rising 1460.0%

from a low base — still below London average

-38% vs borough

Crime by type

Other29%
Anti-social behaviour21%
Violence & sexual offences21%
Vehicle crime13%
Theft5%
Robbery5%
Drug offences4%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.4km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area58.2 m²

EPC breakdown

C
8%
D
28%
E
2%

Based on 38 properties · Confidence: high

Street mix

Semi 10%Terraced 18%Flat 71%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£145,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.7%

Total change

+521%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.3%

per year

Acceleration

+39.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached8.7%
Terraced19.6%
Flat/maisonette71.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£91k+52.1%3.2
Post-dot-com plateau2001–2003£86k£125k+45.3%1.7
Pre-crash peak2006–2007£140k£220k+57.1%1.5
GFC & correction2008–2012£195k£225k+15.4%2
Help-to-Buy recovery2013–2016£215k£372k+72.9%1.5
Brexit uncertainty2017–2019£280k£290k+3.6%3
Pandemic surge2020–2020£235k£235k+0%1
Rate-rise correction2022–2023£251k£260k+3.6%1.5
Current market2024–2024£373k£373k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Weakest performer

Terraced

-5.4% alpha

Flat/maisonette-1.6% α
Local
8.5%
District
10.1%
Terraced-5.4% α
Local
16.2%
District
21.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing13
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

43

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf46 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

24

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)36
Nearest car park260m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
261m

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 waterNONE
No assessed surface water flood risk
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: 7.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

6 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

33

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The European (303 m)

Nearest supermarketNadeem Halal Meat & Grocery · 522 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)

432m

Post office

Nearby shops

Kisso Food & Wine63 m
Capital Fruit Market330 m
Express Supermarket428 m
Daily Fruit & Vegetables440 m

Nearby cafes

Hornbeam Cafe208 m
Sunset214 m
Atdheu Caffe217 m
Imad Cafe & Grill321 m

Nearby restaurants

Lahore Xpress195 m
Western Fried Chicken262 m
Royal Chicken & Pizza265 m
Neelam299 m

Nearby pubs

The European303 m
The Auctioneer327 m
King William IV475 m
Snooker Lovers Club & Bar556 m

Nearby gyms

Raw Gym321 m
Leyton Gym562 m
Leyton Leisure Centre646 m
Walthamstow Leisure Centre741 m

Nearby pharmacies

MS Chemist436 m
Anji's Pharmacy728 m
Boots894 m

Nearby health

Key 2 Smile384 m
Leabridge Road Dental Surgery531 m
Comely Bank Health Clinic955 m
Addison Road Medical Practice962 m
Food hygiene (5-star)34% of 177

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ALEXANDRU&AYLIN LTD
COSMIN LUCIAN FARKAS LTD
SIRIUS TRADE LTD
YAYA'S CATERING LTD

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

40.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,535m
Crossrail 2 route3,181m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,677 nationally

1,862

Est. population

22,352/km²

67%

Employed

51%

Degree educated

£44,900

Median income

6.2%

Claimant rate

Inner cityVery high densityOwner occupiers / families

47

Community stability

Age profile

23%
24%
27%
16%
Under 1823%
18–3424%
35–4927%
50–6416%
65+10%

Tenure

26%
36%
29%
Own outright27%
Own (mortgage)36%
Private rent30%
Social rent7%
Shared ownership1%

Ethnicity

32%
19%
29%
White British32%
White Other19%
Asian29%
Black10%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household42%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent30%
Social rent7%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
15
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
211 homes · Phase 2 & 3, Beaumont Road Estate, Phase 2 & 3, Beaumont Road Estate, Beaumont Road, Leyton, E10
Pipeline pressure
LOW

Named schemes (500m)

ALBANY COURT, 3, ALBANY COURT, 3, ALBANY ROAD, E1043 homes
completed
588, 588, Lea Bridge Road, Leyton, E10 7DN21 homes
completed
317a16 homes
under_construction
582-584, 582-584, Lea Bridge Road, E10 7DN14 homes
completed
Former Employment Exchange, Former Employment Exchange, Grosvenor Park Road, Walthamstow, E17 9PD14 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

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Key facts for E17 8JU

Full postcodeE17 8JU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.575693
Longitude-0.018051
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