Markhouse · Waltham Forest · Walthamstow constituency · 51.57709, -0.01754

E17 8LW— Markhouse, Waltham Forest

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

The practical family move

 

Schools 80%Safety 70/100Transport 44/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
70
Schools
48
Transport
44
Environment
67
Investment
47

The bottom line

E17 8LW offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E17 8LW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for E17 8LW

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

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Postcode Personality

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“The practical family move”

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How E17 8LW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 5 min walk

KS2: 107.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 12 min walk

P8: +0.46A8: 56.3

80% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.1 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 400.0%

+36% vs borough

Crime by type

Violence & sexual offences23%
Other21%
Anti-social behaviour19%
Vehicle crime11%
Theft10%
Drug offences7%
Burglary6%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.6km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,024/m²
Price per ft²£560/ft²
Avg floor area33.7 m²

EPC breakdown

B
3%
C
10%
D
9%

Based on 22 properties · Confidence: medium

Street mix

Flat 100%

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£84,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+4.9%

Total change

+251%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.2%

per year

Acceleration

-30.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£57k£65k+14%1
Post-dot-com plateau2001–2003£69k£128k+86.9%3.7
Pre-crash peak2006–2006£121k£121k+0%6
GFC & correction2009–2009£86k£86k+0%2
Help-to-Buy recovery2013–2013£125k£125k+0%1
Rate-rise correction2022–2023£248k£264k+6.7%1
Current market2025–2025£200k£200k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
4.6%
District
6.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75
Seasonal Timing5
Trend Position100

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
8.1 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

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

45

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

1.9 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

21

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)36
Nearest car park298m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
298m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 83% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.4 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

5 min walk

78%

Recommend GP

78%

Overall GP experience

9

GPs within 1km

4

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

62

Parks (1km)

38

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The European (351 m)

Nearest supermarketNadeem Halal Meat & Grocery · 675 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

1

Libraries (1km)

1

Cinemas (2km)

401m

Post office

Nearby shops

Kisso Food & Wine219 m
Express Supermarket277 m
Capital Fruit Market343 m
Munir Food Store410 m

Nearby cafes

Sunset154 m
Atdheu Caffe168 m
Hornbeam Cafe208 m
Imad Cafe & Grill317 m

Nearby restaurants

Lahore Xpress183 m
Royal Chicken & Pizza250 m
Beer + Burger Store267 m
Western Fried Chicken270 m

Nearby pubs

The European351 m
The Auctioneer392 m
King William IV498 m
Snooker Lovers Club & Bar586 m

Nearby gyms

Raw Gym445 m
Leyton Gym603 m
Leyton Leisure Centre693 m
The Gym Group864 m

Nearby pharmacies

MS Chemist593 m
Boots779 m
Anji's Pharmacy873 m

Nearby health

Key 2 Smile390 m
Leabridge Road Dental Surgery684 m
Comely Bank Health Clinic811 m
Addison Road Medical Practice817 m
Food hygiene (5-star)39% of 198

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

47

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.3

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,688m
Crossrail 2 route3,149m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,397 nationally

1,846

Est. population

13,640/km²

66%

Employed

47%

Degree educated

£44,900

Median income

6.1%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

21%
28%
28%
15%
Under 1821%
18–3428%
35–4928%
50–6415%
65+9%

Tenure

17%
22%
50%
Own outright17%
Own (mortgage)22%
Private rent50%
Social rent11%
Shared ownership0%

Ethnicity

29%
29%
21%
White British29%
White Other29%
Asian21%
Black9%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household58%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent50%
Social rent11%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
16
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)
108
Largest scheme
91 homes · Juniper House, 221, HOE STREET, E17 9PH
Pipeline pressure
LOW

Named schemes (500m)

ALBANY COURT, 3, ALBANY COURT, 3, ALBANY ROAD, E1043 homes
completed
317a16 homes
under_construction
Former Employment Exchange, Former Employment Exchange, Grosvenor Park Road, Walthamstow, E17 9PD14 homes
completed
269-279, 269-279, HOE STREET, E1714 homes
completed
582-584, 582-584, Lea Bridge Road, E10 7DN14 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 8LW

Full postcodeE17 8LW
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.577087
Longitude-0.017543
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