Markhouse · Waltham Forest · Walthamstow constituency · 51.57874, -0.02356

E17 8QP— Markhouse, Waltham Forest

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

City living at its best

 

Schools 60%Safety 75/100Transport 46/100Yield 5.19%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
62
Safety
75
Schools
36
Transport
46
Environment
68
Investment
68

The bottom line

E17 8QP offers low crime and fast broadband at £335,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: 49 min to city — above average for this zone.

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Location

E17 8QP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-35.6% vs London avg
vs London income-1.7% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for E17 8QP

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

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“City living at its best”

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How E17 8QP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
★ Top school within 1km
—

Primary

Edinburgh Primary School

Not yet inspected · 2 min walk

KS2: 105.6

—

Secondary

Kelmscott School

Not yet inspected · 6 min walk

P8: -0.31A8: 44.6

60% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 6 min walk

7 primaries · 2 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)

6

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£335,000

Median sale price

Bottom 25% — 36% below London median

£335,000 is 36% below the London median (£520,000)

+49.1%

This year

Terraced

Dominant type

Price history

5-year change
-40.4%
Sales (24 months)5
New build0.0%
Avg terraced£335,000
Avg flat£320,000
Price per m²£3,698/m²
Price per ft²£344/ft²
Avg floor area90.9 m²

EPC breakdown

C
15%
D
21%
E
5%
F
1%
G
2%

Based on 44 properties · Confidence: high

Street mix

Terraced 53%Flat 45%Other 3%

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£4,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,300

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

8.1×

Price-to-income

£1,676/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£227,250
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

1997–2026 · CAGR

+6.6%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.0%

per year

Acceleration

-8.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 33 sales

Property Type Mix

Total: 33 sales

Terraced54.5%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£73k+13.3%1.8
Post-dot-com plateau2002–2002£95k£95k+0%3
Pre-crash peak2006–2007£225k£333k+48%1
GFC & correction2011–2012£241k£152k-36.9%1.5
Help-to-Buy recovery2014–2016£425k£505k+18.8%2.3
Brexit uncertainty2018–2018£392k£392k+0%4
Pandemic surge2021–2021£563k£563k+0%2
Current market2024–2026£275k£410k+49.1%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced+0.4% α
Local
9.7%
District
9.3%
Flat/maisonette-0.7% α
Local
5%
District
5.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
6.4 min walk
Walthamstow Queens Road

Nearby stations

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

47

Walkability score

73

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

18

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)26
Nearest car park161m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Sainsbury's Car Park
490m
🅿️
Stanley Road Car Park· yes
745m
🅿️
Mission Grove Car Park· yes
797m

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download453 Mbps
Superfast coverage98%
All operators 5G84%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.0 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

3 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.8 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

68

Parks (1km)

44

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Drift Cocktail Bar (445 m)

Nearest supermarketAsda · 466 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)

656m

Post office

Nearby shops

Munir Food Store48 m
Rodi Supermarket261 m
Express Supermarket376 m
European Market461 m

Nearby cafes

Jimmy's Cafe474 m
Enjoy Sandwich & Cafe Bar494 m
Rio's499 m
Chaiiwala519 m

Nearby restaurants

Al Haqs64 m
Hing Lee114 m
Beer + Burger Store379 m
Gunes403 m

Nearby pubs

Drift Cocktail Bar445 m
The Chequers571 m
The Goose600 m
Untraditional Pub638 m

Nearby gyms

Walthamstow Leisure Centre472 m
Dench Fitness543 m
The Gym Group617 m
Raw Gym826 m

Nearby pharmacies

Boots456 m
MS Chemist771 m
Anji's Pharmacy904 m

Nearby health

Leabridge Road Dental Surgery801 m
Food hygiene (5-star)39% of 161

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

CHAUDHRY PROPERTIES INVESTMENT LTD
FATIMA ELIZABETH YOUTH ALLIANCE CIC
FATIMAH ELIZABETH CATES ACADEMY LTD
HASSANCO LTD
HIHO DESIGNS LTD

+2 more

Investment

Investment grade, yield and market outlook

68

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score17/100
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

50.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,647m
Crossrail 2 route2,693m

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%
Price vs London-35.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
14
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)
114
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)

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
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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£335,000)

£4,250

Standard buyer

£0

First-time buyer

Save £4,250

Affordability check — your annual salary

£

Deposit

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

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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 8QP

Full postcodeE17 8QP
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.578745
Longitude-0.023561
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