Markhouse · Waltham Forest · Walthamstow constituency · 51.57403, -0.02508

E17 8LU— Markhouse, Waltham Forest

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

The practical family move

 

Schools 75%Safety 77/100Transport 34/100Low yield 3.36%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
56
Safety
77
Schools
45
Transport
34
Environment
68
Investment
46

The bottom line

E17 8LU offers low crime and fast broadband — strong value for Families 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 8LU 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 8LU meets your needs.

Location

E17 8LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E17 8LU

🛡️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 8LU with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How E17 8LU 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 · 3 min walk

KS2: 107.9

—

Secondary

Kelmscott School

Not yet inspected · 4 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.1 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+25% vs borough

Crime by type

Violence & sexual offences30%
Other20%
Anti-social behaviour18%
Vehicle crime11%
Drug offences7%
Theft6%
Robbery4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area84.9 m²

EPC breakdown

A
1%
B
18%
C
53%
D
7%
E
1%

Based on 80 properties · Confidence: high

Street mix

Semi 24%Terraced 59%Flat 18%

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£212,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, 300 mm loft insulation
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

1995–2023 · CAGR

+7.3%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.0%

per year

Acceleration

-74.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached18.8%
Terraced62.5%
Flat/maisonette18.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£54k-15.6%1.2
Post-dot-com plateau2001–2002£115k£118k+2.2%1.5
Pre-crash peak2005–2006£170k£200k+17.6%1
GFC & correction2011–2011£128k£128k+0%1
Help-to-Buy recovery2014–2014£290k£290k+0%1
Pandemic surge2021–2021£485k£485k+0%1
Rate-rise correction2023–2023£451k£451k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 Central Underground StationVictoria line
12.7 min walk
Walthamstow Queens Road

Nearby stations

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

43

Walkability score

78

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

18

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)26
Nearest car park173m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
757m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

5 min walk

58%

Recommend GP

58%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

18

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

5

Convenience

No pubs within 400m — nearest: La Transilvania (455 m)

Nearest supermarketKGN Wholesale & Retail · 351 m
2 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)

379m

Post office

Nearby shops

Shakti News & Wine349 m
Food 4 Less354 m
Rodi Supermarket371 m
Percy Ingle373 m

Nearby cafes

Fastline364 m
Jimmy's Cafe453 m
Enjoy Sandwich & Cafe Bar472 m
Hornbeam Cafe726 m

Nearby restaurants

Lagos Island337 m
Shaks Coffeehouse337 m
Atlantic Fish Bar339 m
Roti Factory342 m

Nearby pubs

La Transilvania455 m
Blondies Brewery491 m
Patchworks505 m
Hare and Hounds636 m

Nearby gyms

Walthamstow Leisure Centre334 m
Raw Gym674 m
Dench Fitness779 m
The Gym Group1.2 km

Nearby pharmacies

Anji's Pharmacy377 m
MS Chemist385 m
Boots983 m

Nearby health

Leabridge Road Dental Surgery343 m
Food hygiene (5-star)31% of 91

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

A&A PREMIER PROPERTY GROUP LTD
AK'S CARS LTD
FB GLOBAL LIMITED
HALDHA HIRE SERVICES LTD
MBM CARPENTRY LIMITED

Investment

Investment grade, yield and market outlook

46

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

13.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,137m
Crossrail 2 route2,847m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,057 nationally

1,892

Est. population

16,485/km²

50%

Employed

30%

Degree educated

£41,300

Median income

8.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

28%
23%
20%
18%
Under 1828%
18–3423%
35–4920%
50–6418%
65+11%

Tenure

15%
13%
60%
Own outright8%
Own (mortgage)15%
Private rent14%
Social rent60%
Shared ownership3%
Rent free1%

Ethnicity

17%
33%
24%
White British17%
White Other11%
Asian33%
Black24%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine24%
No car household46%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent60%
Private rent14%

vs. London

Income vs London-1.7%

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)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
9
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
0
Under construction
0
Completed (3yr)
19
Largest scheme
118 homes · ST. MICHAEL TOWER & DYKE COURT, 2-4, ST. MICHAEL TOWER & DYKE COURT, 2-4, GOSPORT ROAD, E17
Pipeline pressure
NONE

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
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
Site of Walter Saville Tower, 34, Site of Walter Saville Tower, 34, Colchester Road, Walthamstow, E1724 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 8LU? 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 8LU.
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 8LU

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

No spam. Unsubscribe anytime.

Key facts for E17 8LU

Full postcodeE17 8LU
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.574031
Longitude-0.025079
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