Markhouse · Waltham Forest · Walthamstow constituency · 51.57736, -0.02317

E17 8NW— Markhouse, Waltham Forest

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

The practical family move

 

Schools 80%Safety 75/100Transport 44/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
75
Schools
48
Transport
44
Environment
68
Investment
45

The bottom line

E17 8NW offers exceptional schools (80% Good/Outstanding), 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.

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Location

E17 8NW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.7% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E17 8NW

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

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“The practical family move”

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How E17 8NW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

Edinburgh Primary School

Not yet inspected · 1 min walk

KS2: 105.6

—

Secondary

Kelmscott School

Not yet inspected · 5 min walk

P8: -0.31A8: 44.6

80% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 7 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.2 incidents per 1,000 residents

Better than 51% of London
↑ Rising 780.0%

-7% vs borough

Crime by type

Other33%
Violence & sexual offences27%
Anti-social behaviour20%
Theft7%
Vehicle crime5%
Drug offences4%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.4km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,291/m²
Price per ft²£770/ft²
Avg floor area89.9 m²

EPC breakdown

C
10%
D
17%
E
4%

Based on 31 properties · Confidence: high

Street mix

Terraced 99%Flat 1%

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£224,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.8%

Total change

+1069%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.8%

per year

Acceleration

-19.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 75 sales

Property Type Mix

Total: 75 sales

Terraced98.7%
Flat/maisonette1.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£101k+63.3%3.6
Post-dot-com plateau2001–2004£136k£215k+58.4%2.5
Pre-crash peak2005–2007£217k£270k+24.7%4
GFC & correction2008–2012£230k£237k+3%1.8
Help-to-Buy recovery2013–2016£350k£651k+86%2.5
Brexit uncertainty2018–2019£760k£649k-14.7%1.5
Pandemic surge2020–2021£715k£723k+1.2%3
Rate-rise correction2023–2023£830k£830k+0%3
Current market2024–2025£861k£725k-15.7%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.8%
District
8.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Walthamstow Central Underground StationVictoria line
8 min walk
Walthamstow Queens Road

Nearby stations

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

42

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

2.0 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

17

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park46m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Sainsbury's Car Park
639m
🅿️
Stanley Road Car Park· yes
654m

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: 7.1 km away✗ Not Green Belt✗ Not AONB6% 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

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

4 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

35

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Drift Cocktail Bar (601 m)

Nearest supermarketAsda · 622 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

1

Libraries (1km)

1

Cinemas (2km)

758m

Post office

Nearby shops

Munir Food Store151 m
Rodi Supermarket229 m
Kisso Food & Wine397 m
Express Supermarket416 m

Nearby cafes

Jimmy's Cafe457 m
Enjoy Sandwich & Cafe Bar480 m
Sunset543 m
Atdheu Caffe556 m

Nearby restaurants

Al Haqs160 m
Hing Lee227 m
Beer + Burger Store415 m
China Express456 m

Nearby pubs

Drift Cocktail Bar601 m
The European700 m
The Chequers724 m
The Goose725 m

Nearby gyms

Walthamstow Leisure Centre415 m
Dench Fitness622 m
Raw Gym701 m
The Gym Group768 m

Nearby pharmacies

Boots611 m
MS Chemist616 m
Anji's Pharmacy755 m

Nearby health

Leabridge Road Dental Surgery645 m
Key 2 Smile767 m
Food hygiene (5-star)33% of 157

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

NIKI VN LTD
WORDS FOR TECH LTD

Investment

Investment grade, yield and market outlook

45

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 score24/100
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 owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

53

Price growth score

C
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,526m
Crossrail 2 route2,780m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,509 nationally

2,088

Est. population

12,923/km²

66%

Employed

46%

Degree educated

£41,300

Median income

6.4%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

25%
26%
28%
Under 1825%
18–3426%
35–4928%
50–6413%
65+9%

Tenure

21%
31%
31%
16%
Own outright21%
Own (mortgage)31%
Private rent31%
Social rent16%
Shared ownership1%

Ethnicity

24%
24%
30%
White British24%
White Other24%
Asian30%
Black8%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household47%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent31%
Social rent16%

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)
2
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
16
Under construction
16
Completed (3yr)
30
Largest scheme
118 homes · ST. MICHAEL TOWER & DYKE COURT, 2-4, ST. MICHAEL TOWER & DYKE COURT, 2-4, GOSPORT 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
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

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Key facts for E17 8NW

Full postcodeE17 8NW
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.577362
Longitude-0.023174
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