Markhouse · Waltham Forest · Walthamstow constituency · 51.57446, -0.02180

E17 8LA— Markhouse, Waltham Forest

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

The practical family move

 

Schools 75%Safety 78/100Transport 40/100Low yield 3.36%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
78
Schools
45
Transport
40
Environment
68
Investment
53

The bottom line

E17 8LA 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.

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Location

E17 8LA

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 8LA

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

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How E17 8LA 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 · 1 min walk

KS2: 107.9

—

Secondary

Kelmscott School

Not yet inspected · 6 min walk

P8: -0.31A8: 44.6

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 9 min walk

9 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area78.1 m²

EPC breakdown

C
10%
D
9%
E
4%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 6%Terraced 53%Detached 6%Flat 31%Other 3%

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£195,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1996–2023 · CAGR

+8.7%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

+173.8%

per year

Acceleration

+235.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 27 sales

Property Type Mix

Total: 27 sales

Detached7.4%
Semi-detached7.4%
Terraced59.3%
Flat/maisonette25.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£69k£97k+39.9%2.7
Post-dot-com plateau2001–2004£100k£178k+77.5%2
Pre-crash peak2005–2006£192k£128k-33.3%1
GFC & correction2012–2012£315k£315k+0%3
Help-to-Buy recovery2013–2016£400k£657k+64.2%1
Brexit uncertainty2019–2019£635k£635k+0%1
Rate-rise correction2022–2023£242k£663k+173.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
11.8%
District
12.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
11.5 min walk
Walthamstow Queens Road

Nearby stations

Walthamstow Queens Road Rail StationSuffragette
10 min walk
Walthamstow Queens RoadNational Rail
10 min walk
Walthamstow Central Rail StationWeaver
12 min walk
Walthamstow Central Underground StationVictoria
12 min walk
St James Street (London) Rail StationWeaver
13 min walk
No bus stops within 400m

43

Walkability score

60

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)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park265m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
525m

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: 6.9 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 28%
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

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

17

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The European (553 m)

Nearest supermarketNadeem Halal Meat & Grocery · 313 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)

475m

Post office

Nearby shops

Kisso Food & Wine239 m
Daily Fruit & Vegetables280 m
Class Fruit and Veg281 m
Food 4 Less418 m

Nearby cafes

Fastline444 m
Hornbeam Cafe496 m
Sunset507 m
Atdheu Caffe511 m

Nearby restaurants

Grill N Spice279 m
Roti Factory321 m
Lagos Island342 m
Atlantic Fish Bar371 m

Nearby pubs

The European553 m
The Auctioneer557 m
Blondies Brewery565 m
Patchworks587 m

Nearby gyms

Raw Gym460 m
Walthamstow Leisure Centre510 m
Dench Fitness888 m
The Gym Group1.1 km

Nearby pharmacies

MS Chemist280 m
Anji's Pharmacy471 m
Boots944 m

Nearby health

Leabridge Road Dental Surgery318 m
Key 2 Smile653 m
Food hygiene (5-star)28% of 112

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

A&Y SERVICES LTD
ASLAN MARKET LIMITED
CROSS WAVE LOGISTICS LTD
FLASH CONSTRUCTIONS AND REPAIRS LTD
MOLOTOK LIMITED

+2 more

Investment

Investment grade, yield and market outlook

53

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 score19/100
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

33.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,289m
Crossrail 2 route3,015m

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)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
10
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)
18
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
Francis House, 102, Francis House, 102, Beaconsfield Road, E17 8LU30 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 8LA

Full postcodeE17 8LA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.574461
Longitude-0.021799
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