Markhouse · Waltham Forest · Walthamstow constituency · 51.57684, -0.02800

E17 8PL— Markhouse, Waltham Forest

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

The practical family move

 

Schools 80%Safety 75/100Transport 42/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
75
Schools
48
Transport
42
Environment
69
Investment
50

The bottom line

E17 8PL 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 8PL

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 8PL

🛡️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 8PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

48

Education score

Fair for families
★ Top school within 1km
—

Primary

South Grove Primary School

Not yet inspected · 3 min walk

KS2: 108.7

—

Secondary

Kelmscott School

Not yet inspected · 2 min walk

P8: -0.31A8: 44.6

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

Above London average

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 3 min walk

8 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)

1

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£8,235/m²
Price per ft²£765/ft²
Avg floor area76.1 m²

EPC breakdown

B
7%
C
18%
D
22%
E
4%
F
1%

Based on 52 properties · Confidence: high

Street mix

Terraced 93%Flat 7%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,250
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, no insulation (assumed)
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

1995–2026 · CAGR

+7.8%

Total change

+919%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.2%

per year

Acceleration

-129.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 58 sales

Property Type Mix

Total: 58 sales

Terraced94.8%
Flat/maisonette5.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£105k+96.3%2.4
Post-dot-com plateau2001–2004£110k£200k+81.4%4.5
Pre-crash peak2005–2007£201k£247k+22.7%1.7
GFC & correction2008–2010£290k£250k-13.8%1.7
Help-to-Buy recovery2013–2016£248k£445k+79.8%2.3
Brexit uncertainty2017–2019£469k£420k-10.4%3
Pandemic surge2020–2020£700k£700k+0%3
Rate-rise correction2022–2023£815k£295k-63.8%2
Current market2025–2026£635k£545k-14.2%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.6%
District
8.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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 Central Underground StationVictoria line
10.6 min walk
Walthamstow Queens Road

Nearby stations

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

46

Walkability score

103

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

18

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)26
Nearest car park133m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Sainsbury's Car Park
641m
🅿️
Mission Grove Car Park· yes
699m

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: 6.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

11 min walk

68%

Recommend GP

68%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

47

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Untraditional Pub (512 m)

Nearest supermarketAsda · 707 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)

726m

Post office

Nearby shops

Rodi Supermarket115 m
Markhouse Food & Wine153 m
Shakti News & Wine222 m
Munir Food Store412 m

Nearby cafes

Jimmy's Cafe119 m
Enjoy Sandwich & Cafe Bar143 m
The Curious Goat457 m
Long & Short519 m

Nearby restaurants

Yuki Sushi121 m
China Express126 m
Merlie's Fried Chicken145 m
Shaks Coffeehouse231 m

Nearby pubs

Untraditional Pub512 m
St James Bar537 m
True Craft597 m
Drift Cocktail Bar692 m

Nearby gyms

Walthamstow Leisure Centre108 m
Dench Fitness406 m
The Gym Group911 m

Nearby pharmacies

Boots723 m
Anji's Pharmacy725 m
MS Chemist742 m

Nearby health

St James Medical Practice626 m
Leabridge Road Dental Surgery715 m
Food hygiene (5-star)32% of 146

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

GARRET WEST LIMITED
HOT SOUP LTD
LAWSON CONSULTING SERVICES LTD
LAWSON PROPCO LTD
LAWSON PROPERTY MANAGEMENT SERVICES LTD

+5 more

Investment

Investment grade, yield and market outlook

50

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

56.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,313m
Crossrail 2 route2,511m

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)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
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
0
Under construction
0
Completed (3yr)
10
Largest scheme
518 homes · Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX
Pipeline pressure
NONE

Named schemes (500m)

Land at 60, Land at 60, South Grove, 68-75 Brunner Road and Alpha Business Centre, Walthamstow, E17 7NX518 homes
completed
ST. MICHAEL TOWER & DYKE COURT, 2-4, ST. MICHAEL TOWER & DYKE COURT, 2-4, GOSPORT ROAD, E17118 homes
completed
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
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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Key facts for E17 8PL

Full postcodeE17 8PL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.576841
Longitude-0.028002
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