Markhouse · Waltham Forest · Walthamstow constituency · 51.57981, -0.02158

E17 8QB— Markhouse, Waltham Forest

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

The practical family move

 

Schools 75%Safety 72/100Transport 47/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
72
Schools
45
Transport
47
Environment
68
Investment
45

The bottom line

E17 8QB offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 49 min to city — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E17 8QB

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 8QB

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🔒 Very Safe🍕 Buzzing

“The practical family move”

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How E17 8QB 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 · 4 min walk

KS2: 105.6

—

Secondary

Kelmscott School

Not yet inspected · 8 min walk

P8: -0.31A8: 44.6

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 9 min walk

5 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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£12,500/m²
Price per ft²£1,161/ft²
Avg floor area91.2 m²

EPC breakdown

C
1%
D
6%
E
2%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 6%Terraced 78%Flat 17%

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£228,000
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

1996–2025 · CAGR

+10.6%

Total change

+1775%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.3%

per year

Acceleration

+116.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced87.5%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£109k+81.2%1.3
Post-dot-com plateau2003–2004£193k£235k+22.1%1.5
Pre-crash peak2006–2006£155k£155k+0%1
GFC & correction2012–2012£288k£288k+0%2
Help-to-Buy recovery2013–2013£250k£250k+0%1
Brexit uncertainty2018–2018£625k£625k+0%1
Pandemic surge2021–2021£772k£772k+0%2
Current market2024–2025£585k£1.13m+92.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.3%
District
9.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

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 Central Underground StationVictoria line
4.4 min walk
Walthamstow Queens Road

Nearby stations

Walthamstow Queens Road Rail StationSuffragette
3 min walk
Walthamstow Queens RoadNational Rail
3 min walk
Walthamstow Central Rail StationWeaver
5 min walk
Walthamstow Central Underground StationVictoria
5 min walk
St James Street (London) Rail StationWeaver
10 min walk
2 bus routes · 5 stops within 400m · 289 buses/hr peak

70

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

2.1 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)

Total spaces (800m)26
Nearest car park303m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Sainsbury's Car Park
489m
🅿️
Stanley Road Car Park· yes
710m

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: 7.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Walthamstow Reservoirs 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

1 min walk

78%

Recommend GP

78%

Overall GP experience

10

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

47

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Drift Cocktail Bar (383 m)

Nearest supermarketAsda · 405 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)

494m

Post office

Nearby shops

Munir Food Store152 m
Express Supermarket230 m
European Market280 m
Station Food and Wine308 m

Nearby cafes

Rio's319 m
Chaiiwala339 m
Costa364 m
Incoming Coffee372 m

Nearby restaurants

Hing Lee70 m
Al Haqs138 m
Gunes223 m
Beer + Burger Store237 m

Nearby pubs

Drift Cocktail Bar383 m
The Goose432 m
The Chequers541 m
Queens Arms628 m

Nearby gyms

The Gym Group497 m
Walthamstow Leisure Centre653 m
Dench Fitness664 m
Raw Gym839 m

Nearby pharmacies

Boots375 m
MS Chemist863 m
Anji's Pharmacy1.0 km

Nearby health

Key 2 Smile790 m
Leabridge Road Dental Surgery913 m
Food hygiene (5-star)39% of 183

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

AGS CONSULTANCY 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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.9

Price growth score

C
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,817m
Crossrail 2 route2,778m

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)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
17
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

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)

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
269-279, 269-279, HOE STREET, E1714 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 8QB

Full postcodeE17 8QB
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.579808
Longitude-0.021581
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