Markhouse · Waltham Forest · Walthamstow constituency · 51.58015, -0.02033

E17 8QA— Markhouse, Waltham Forest

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

The practical family move

 

Schools 75%Safety 72/100Transport 46/100Low yield 3.36%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
72
Schools
45
Transport
46
Environment
67
Investment
57

The bottom line

E17 8QA 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.

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Location

E17 8QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E17 8QA

🛡️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 8QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Edinburgh Primary School

Not yet inspected · 5 min walk

KS2: 105.6

—

Secondary

Walthamstow School for Girls

Not yet inspected · 9 min walk

P8: +0.46A8: 56.3

75% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.5 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 275.0%

+19% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour16%
Theft13%
Vehicle crime9%
Drug offences4%
Robbery4%
Burglary3%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

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 · 1.2km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area89.3 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

Street mix

Terraced 50%Flat 50%

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£223,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+10.8%

Total change

+1061%

Market Activity

Price Velocity & Acceleration

Current Velocity

+91.2%

per year

Acceleration

+78.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 9 sales

Property Type Mix

Total: 9 sales

Terraced55.6%
Flat/maisonette44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£93k£60k-35.5%1
Post-dot-com plateau2001–2001£120k£120k+0%3
Pre-crash peak2006–2006£162k£162k+0%1
Help-to-Buy recovery2013–2013£500k£500k+0%1
Pandemic surge2021–2021£565k£565k+0%1
Rate-rise correction2022–2022£1.08m£1.08m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
3.8 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Queens Road Rail StationSuffragette
4 min walk
Walthamstow Central Rail StationWeaver
4 min walk
Walthamstow CentralNational Rail
4 min walk
Walthamstow Central Underground StationVictoria
4 min walk
St James Street (London) Rail StationWeaver
11 min walk
2 bus routes · 6 stops within 400m · 327 buses/hr peak

71

Walkability score

170

Footpaths (500m)

0

Santander docks (800m)

2.2 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

13

Car parks (800m)

7

EV chargers (800m)

Nearest car park274m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Sainsbury's Car Park
539m
🅿️
Stanley Road Car Park· yes
681m

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: 7.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 25%
Less green space than 83% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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

1 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

47

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketLidl · 470 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

436m

Post office

Nearby shops

Express Supermarket157 m
European Market193 m
Station Food and Wine225 m
Munir Food Store238 m

Nearby cafes

Rio's239 m
Chaiiwala256 m
Costa299 m
Incoming Coffee305 m

Nearby restaurants

Gunes130 m
Hing Lee159 m
Beer + Burger Store166 m
One for the Table190 m

Nearby pubs

The Goose369 m
Drift Cocktail Bar409 m
Queens Arms533 m
The Chequers576 m

Nearby gyms

The Gym Group478 m
Walthamstow Leisure Centre745 m
Dench Fitness751 m
Raw Gym833 m

Nearby pharmacies

Boots391 m
MS Chemist897 m
Anji's Pharmacy1.1 km

Nearby health

Key 2 Smile748 m
Comely Bank Health Clinic765 m
Addison Road Medical Practice765 m
Leabridge Road Dental Surgery957 m
Food hygiene (5-star)41% of 191

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HATTON PROPERTY GROUP LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

41.2

Price growth score

D
Low

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,892m
Crossrail 2 route2,849m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,232 nationally

2,235

Est. population

25,503/km²

67%

Employed

51%

Degree educated

£44,900

Median income

6.5%

Claimant rate

Inner cityVery high densityEstablished mixed

37

Community stability

Age profile

22%
30%
24%
15%
Under 1822%
18–3430%
35–4924%
50–6415%
65+8%

Tenure

19%
26%
39%
13%
Own outright19%
Own (mortgage)26%
Private rent39%
Social rent13%
Shared ownership2%
Rent free0%

Ethnicity

24%
19%
39%
White British24%
White Other19%
Asian39%
Black9%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine16%
No car household54%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent13%

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)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
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)
110
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Juniper House, 221, HOE STREET, E17 9PH91 homes
completed
Land Adjacent to South of Walthamstow Central Station, Land Adjacent to South of Walthamstow Central Station, Hoe Street, Selborne Road, Walthamstow, E1779 homes
completed
17, 17, SYLVAN ROAD, E17 7QR75 homes
completed
1-2 Station Approach, 1-2 Station Approach, Hoe Street, Walthamstow, E17 9QF69 homes
completed
1-8, 1-8, Tower Mews, Walthamstow, E1758 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 8QA

Full postcodeE17 8QA
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.580147
Longitude-0.020325
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