Markhouse · Waltham Forest · Walthamstow constituency · 51.57965, -0.01859

E17 9AL— Markhouse, Waltham Forest

Location and area intelligence for E17 9AL, Markhouse, Waltham Forest

The practical family move

 

Schools 83%Safety 70/100Transport 48/100Low yield 3.36%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
70
Schools
50
Transport
48
Environment
68
Investment
59

The bottom line

E17 9AL offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E17 9AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for E17 9AL

🛡️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 9AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
—

Primary

Thomas Gamuel Primary School

Not yet inspected · 7 min walk

KS2: 107.9

—

Secondary

Walthamstow School for Girls

Not yet inspected · 9 min walk

P8: +0.46A8: 56.3

83% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.1 incidents per 1,000 residents

Higher crime than 69% of London
↑ Rising 400.0%

+36% vs borough

Crime by type

Violence & sexual offences23%
Other21%
Anti-social behaviour19%
Vehicle crime11%
Theft10%
Drug offences7%
Burglary6%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 1.3km

Crime is +42% above London average

Property

Prices, sales volume and market trends

Avg floor area43.8 m²

EPC breakdown

B
5%
C
8%

Based on 13 properties · Confidence: medium

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£109,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
4.5 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Rail StationWeaver
5 min walk
Walthamstow CentralNational Rail
5 min walk
Walthamstow Central Underground StationVictoria
5 min walk
Walthamstow Queens Road Rail StationSuffragette
5 min walk
St James Street (London) Rail StationWeaver
13 min walk
2 bus routes · 4 stops within 400m · 278 buses/hr peak

66

Walkability score

136

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf46 min ↑
City ★44 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 park372m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Stanley Road Car Park· yes
567m
🅿️
Sainsbury's Car Park
672m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 52%
Less green space than 82% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.3 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 yield847.8 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

2 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

56

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Goose (416 m)

Nearest supermarketLidl · 567 m

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)

489m

Post office

Nearby shops

Express Supermarket24 m
European Market205 m
Station Food and Wine246 m
Munir Food Store315 m

Nearby cafes

Rio's266 m
Chaiiwala273 m
Incoming Coffee351 m
Costa351 m

Nearby restaurants

Beer + Burger Store34 m
Gunes133 m
One for the Table170 m
New Quattro210 m

Nearby pubs

The Goose416 m
Queens Arms466 m
The Castle523 m
Drift Cocktail Bar537 m

Nearby gyms

The Gym Group575 m
Raw Gym738 m
Walthamstow Leisure Centre813 m
Leyton Gym849 m

Nearby pharmacies

Boots514 m
MS Chemist852 m
Anji's Pharmacy1.1 km

Nearby health

Key 2 Smile625 m
Comely Bank Health Clinic680 m
Addison Road Medical Practice682 m
Leabridge Road Dental Surgery926 m
Food hygiene (5-star)42% of 215

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

59

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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.9

Price growth score

D
Medium

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,902m
Crossrail 2 route2,981m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,397 nationally

1,846

Est. population

13,640/km²

66%

Employed

47%

Degree educated

£44,900

Median income

6.1%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

21%
28%
28%
15%
Under 1821%
18–3428%
35–4928%
50–6415%
65+9%

Tenure

17%
22%
50%
Own outright17%
Own (mortgage)22%
Private rent50%
Social rent11%
Shared ownership0%

Ethnicity

29%
29%
21%
White British29%
White Other29%
Asian21%
Black9%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household58%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent50%
Social rent11%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
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)
0

Housing pipeline (800m)

Homes approved
16
Under construction
16
Completed (3yr)
114
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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Compare Waltham Forest with nearby boroughs:

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Key facts for E17 9AL

Full postcodeE17 9AL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.579650
Longitude-0.018586
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