Markhouse · Waltham Forest · Walthamstow constituency · 51.58252, -0.02139

E17 9SL— Markhouse, Waltham Forest

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

The practical family move

 

Schools 67%Safety 72/100Transport 52/100Low yield 3.19%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
72
Schools
40
Transport
52
Environment
59
Investment
55

The bottom line

E17 9SL offers low crime and fast broadband at £545,850 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E17 9SL

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 avg price+5.0% vs London avg
vs London income+6.9% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for E17 9SL

🛡️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 9SL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Edinburgh Primary School

Not yet inspected · 7 min walk

KS2: 105.6

—

Secondary

Walthamstow School for Girls

Not yet inspected · 8 min walk

P8: +0.46A8: 56.3

67% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Church Hill Nursery School

Not inspected · 7 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Walthamstow Fire Station · 957m

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

£545,850

Median sale price

Above London median by 5%

£545,850 is 5% above the London median (£520,000)

+41.0%

This year

Flat

Dominant type

Price history

5-year change
-1.8%
Sales (24 months)14
New build0.0%
Avg flat£545,850
Price per m²£7,809/m²
Price per ft²£725/ft²
Avg floor area69.9 m²

EPC breakdown

B
81%

Based on 81 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£14,792
First-time buyerFTB
£6,042
Additional propertyBTL/2nd
£31,168

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

12.2×

Price-to-income

£2,731/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,750
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2026 · CAGR

+0.7%

Total change

+5%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

+6.11

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 111 sales

Property Type Mix

Total: 111 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£525k£525k+0%77
Pandemic surge2020–2020£555k£555k+0%2
Rate-rise correction2022–2023£540k£400k-25.9%7.5
Current market2024–2026£564k£550k-2.5%5.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
0.5%
District
0.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

35out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing8
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Walthamstow Central Underground StationVictoria line
1.4 min walk
Walthamstow Central→ Liverpool Street· 4 tph
19 min

Nearby stations

Walthamstow Central Underground StationVictoria
1 min walk
Walthamstow Central Rail StationWeaver
1 min walk
Walthamstow CentralNational Rail
1 min walk
Walthamstow Queens Road Rail StationSuffragette
3 min walk
St James Street (London) Rail StationWeaver
10 min walk
2 bus routes · 8 stops within 400m · 791 buses/hr peak

82

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf55 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

10

Car parks (800m)

6

EV chargers (800m)

Nearest car park5m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Sainsbury's Car Park
393m

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: 23.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 70%
Less green space than 94% of London

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 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

4 min walk

78%

Recommend GP

78%

Overall GP experience

11

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalJane Atkinson Health and Wellbeing Centre · 1.4 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

52

Parks (1km)

55

Restaurants (800m)

25

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketLidl · 196 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

220m

Post office

Nearby shops

Tesco Express157 m
Station Food and Wine206 m
European Market227 m
Jamaican Fresh Groceries256 m

Nearby cafes

Costa143 m
Incoming Coffee158 m
Rio's196 m
Chaiiwala214 m

Nearby restaurants

Doner Zone183 m
Priya194 m
McDonald's194 m
Sultan Kitchen198 m

Nearby pubs

The Goose183 m
Drift Cocktail Bar223 m
The Chequers382 m
Queens Arms541 m

Nearby gyms

The Gym Group204 m
Dench Fitness736 m
Walthamstow Leisure Centre888 m
Raw Gym1.1 km

Nearby pharmacies

Boots181 m
MS Chemist1.2 km

Nearby health

Leabridge Road Dental Surgery1.2 km
Food hygiene (5-star)40% of 194

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DR RAVEN JORGENSEN LTD
DU MONDE BOXING LTD
SEDBERGH LANDSCAPING COMPANY LTD
SUGIMCO LIMITED
TEG DIAGNOSTICS LTD

Investment

Investment grade, yield and market outlook

55

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months7

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

58/100

Velocity score

Future outlook

57.2

Price growth score

C
Low

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,088m
Crossrail 2 route2,706m

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%
Price vs London+5.0%

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)
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
18
Under construction
18
Completed (3yr)
107
Largest scheme
121 homes · Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG
Pipeline pressure
LOW

Named schemes (500m)

Former Arcade Site, Former Arcade Site, Hoe Street, Walthamstow, E17 4QG121 homes
completed
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

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 (£545,850)

£14,792

Standard buyer

£6,042

First-time buyer

Save £8,750

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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Key facts for E17 9SL

Full postcodeE17 9SL
Postcode districtE17
BoroughLondon Borough of Waltham Forest
WardMarkhouse
Latitude51.582521
Longitude-0.021391
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