E17 8QE has a low crime rate (8.1 incidents per 1,000 residents). Crime levels are stable. It is in the Waltham Forest borough.

What are property prices in E17 8QE?

The median property price in E17 8QE is £925k. Prices changed -22.7% in the past year. For a detailed breakdown by property type and price history, see the property section on LondonIQ.

How good is transport in E17 8QE?

E17 8QE has a PTAL (Public Transport Accessibility Level) of 4, on a scale of 1a (lowest) to 6b (highest). The nearest tube station is Walthamstow Central, approximately 6.1 minutes away. There are 0 bus routes serving the area.

What are the schools like near E17 8QE?

The nearest primary school to E17 8QE is Thomas Gamuel Primary School rated Not yet inspected by Ofsted. The nearest secondary school is Kelmscott School (Ofsted: Not yet inspected). LondonIQ shows Ofsted ratings and exam scores for all nearby schools.

What is the liveability score for E17 8QE?

E17 8QE has a liveability score of 78/100, placing it in the top 8% of London postcodes. The score combines safety, transport, schools, environment, and amenities data.

E17 8QE Postcode — Crime Rate, Schools & House Prices

Deep-dive guides for E17 8QE

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

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At a glance

📍E17 8QE is in Markhouse, Waltham Forest — one of London's safer postcodes (safety score 98/100).
🏠Property prices average £925k (median). Crime is 88% below the London average.
👤Best for: Families, Young professionals, Owner-occupiers

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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 2 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£925,000

Median sale price

-22.7%

This year

Terraced

Dominant type

Price history

5-year change

+56.8%

Sales (24 months)2

New build0.0%

Avg terraced£925,000

Price per m²£9,676/m²

Avg floor area95.6 m²

EPC breakdown

17%

Based on 32 properties · Confidence: high

Street mix

Semi 9%Terraced 86%Detached 2%Flat 4%

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

Stamp duty

Standard buyer£33,750

First-time buyerFTB

£33,750

Additional propertyBTL/2nd

£61,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%

5-year fixed4.32%

SVR7.25%

Bank of England (monthly average)

Affordability

20.6×

Price-to-income

£4,627/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr

Heat pump suitableYes

EPC upgrade costMedium

Rebuild cost estimate£239,000

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)

Heating fuelmains gas (not community)

GlazingFully double glazed

Council tax band Band CAnnual charge £1,714

Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£925,000)

£33,750

Standard buyer

£33,750

First-time buyer

Affordability check — your annual salary

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.88%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent£1,450

Gross yield1.88% (low)

Gentrification score45/100

Sales last 12 months2

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

17/100

Velocity score

Future outlook

Moderate

Price growth potential

Medium

Development pressure

High

New supply risk

Safety

29 May

Crime rates and local incidents

LOW CRIME

8.1 incidents per 1,000 residents

↑ Rising 114.3%

-80% vs borough

Crime by type

Other7

Anti-social behaviour3

Vehicle crime3

Robbery1

Violence & sexual offences1

Drug offences0

Theft0

Burglary0

Road safety

100

Road safety score

Accidents (5yr)

Crime is 188% below London average

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

🚇

Walthamstow CentralVictoria line

6.1 min walk

🚂

Walthamstow Queens Road

Nearby stations

🚇

Walthamstow Queens Road Rail StationSuffragette

5 min walk

🚂

Walthamstow Queens RoadNational Rail

5 min walk

🚇

Walthamstow Central Rail StationWeaver

6 min walk

🚇

Walthamstow Central Underground StationVictoria

6 min walk

🚇

St James Street (London) Rail StationWeaver

11 min walk

🚌No bus stops within 400m

Walkability score

Footpaths (500m)

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

61 min

London Bridge

58 min

Victoria

58 min

Waterloo

55 min

Canary Wharf

39 min

City ★

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

Education score

Fair for families

★ Top school within 1km

—

Primary

Thomas Gamuel Primary School

Not yet inspected · 5 min walk

KS2: 107.9

—

Secondary

Kelmscott School

Not yet inspected · 8 min walk

P8: -0.31A8: 44.6

80% of local schools rated Good or Outstanding

Childcare

Church Hill Nursery School

Not inspected · 10 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW

Low

Surface waterNONE

No assessed surface water flood risk

Air qualityLOW

NO₂: 24.0 µg/m³ · PM2.5: 8.0 µg/m³

NoiseLOW

none

Radon riskLOW

0.5% of local properties affected

ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%

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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

QUEENS ROAD MEDICAL CENTRE

48 QUEENS ROAD, WALTHAMSTOW, E17 8PX

2 min walk

78%

Recommend GP

78%

Overall GP experience

GPs within 1km

Dentists within 1km

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.6 km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 km

A&E 4hr targetNHS target: 95%74.5%

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Rank: 17,677 nationally

1,862

Est. population

22,352/km²

67%

Employed

51%

Degree educated

£44,900

Median income

6.7%

Claimant rate

Inner cityVery high densityOwner occupiers / families

Community stability

Age profile

Under 1823%

18–3424%

35–4927%

50–6416%

65+10%

Tenure

Own outright27%

Own (mortgage)36%

Private rent30%

Social rent7%

Shared ownership1%

Ethnicity

White British32%

White Other19%

Asian29%

Black10%

Mixed6%

Other5%

Employment & lifestyle

Managerial / professional42%

Routine / semi-routine15%

No car household42%

Unemployed4%

No qualifications17%

Housing tenure (Census 2021)

Private rent 30%Social rent 7%

vs. London

Income vs London+6.9%

Price vs London+77.9%

Politics

Local councillors and MP

Ward majorityLabour

Ward majority vote37.4%

Ward turnout49%

Election year2022

MPMs Stella Creasy (Labour (Co-op))

MP majority17,996

ConstituencyWalthamstow

Councillors

Johar KhanLabour

Sharon WaldronLabour

Amenities

Shops, restaurants, parks and more

Parks (1km)

Restaurants (800m)

Cafes (800m)

Pubs (400m)

Pharmacies (800m)

Gyms (1km)

Sports (1km)

Convenience

Nearest supermarketLidl · 657 m

1 sports halls

Libraries (1km)

Cinemas (2km)

632m

Post office

Nearby shops

Munir Food Store166 m

Express Supermarket201 m

European Market371 m

Kisso Food & Wine377 m

Nearby cafes

Sunset402 m

Atdheu Caffe417 m

Rio's426 m

Chaiiwala440 m

Nearby restaurants

Al Haqs152 m

Hing Lee153 m

Beer + Burger Store200 m

Gunes297 m

Nearby pubs

Drift Cocktail Bar555 m

The Goose563 m

The European602 m

The Auctioneer640 m

Nearby gyms

Walthamstow Leisure Centre628 m

The Gym Group664 m

Raw Gym666 m

Dench Fitness756 m

Nearby pharmacies

Boots549 m

MS Chemist702 m

Anji's Pharmacy909 m

Nearby health

Key 2 Smile642 m

Leabridge Road Dental Surgery761 m

Food hygiene (5-star)43% of 172

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Compare Waltham Forest with nearby boroughs:

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Frequently asked questions

Trusted official data sources

Office for

National Statistics

LONDONDATASTORE

Ofsted

HM LAND

REGISTRY

Environment

Agency

DATA.POLICE.UK

GOV.UK

Transport

for London

NHS

Digital

Companies

House

Royal

Mail

Food Standards

Agency

Ofcom

Met

Office

Ordnance

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E17 8QE

At a glance

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