Neighbourhood · Waltham Forest
Markhouse & St James Park: house prices and how the area is changing
Official figures for the Markhouse & St James Park neighbourhood of Waltham Forest, England (ONS area Waltham Forest 018). Headline figures assembled 14 October 2026. Postcodes E10, E17. Figures that read a point use the neighbourhood's centre, near E17 8RR.
A middle-income neighbourhood, changing little against Waltham Forest
Markhouse & St James Park is a middle-income neighbourhood; it is changing little against Waltham Forest (few signs of gentrification: 1 of 20 signals rising, none falling). Houses here typically resell for £667,000 and flats for £369,000 (median resale prices, 2023-2025). Recorded crime is lower than across Waltham Forest (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, St James Street (London), is about an 8-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.
Typical house price
£667,000
Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£369,000
Median resale price of flats in the neighbourhood, 2023-2025; +10% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Middle income
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Few signs
Weighted balance +0.04; 1 of 20 signals up, 0 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 4 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 6.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£65,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.6 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Markhouse & St James Park sits in Waltham Forest
- Typical house price: 13th highest of 28 neighbourhoods in Waltham Forest
- Typical flat price: 13th lowest of 28 neighbourhoods in Waltham Forest
- Average household income: 5th lowest of 28 neighbourhoods in Waltham Forest
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Markhouse & St James Park
Source: HM Land Registry Price Paid Data, held locally and checked 14 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
1 of 20 counted signals point towards rising affluence against Waltham Forest, 0 the other way and 19 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Recorded crime
Stations and schools nearby
Nearest stations
- St James Street (London) Railway station, about an 8-minute walk from the neighbourhood's centre (590 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Chingford (about 14 min) and London Liverpool Street (about 18 min).
- Walthamstow Central Underground station, about a 13-minute walk from the neighbourhood's centre (1.0 km in a straight line).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school St Saviour's Church of England Primary School 210 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2019). Ungraded visit Feb 2025: Standards maintained.
- Nearest state secondary school Kelmscott School 110 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Jan 2025).
Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Markhouse & St James Park
What is the typical house price in Markhouse & St James Park?
£667,000. Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.
How does Markhouse & St James Park compare with the rest of Waltham Forest?
Typical house price: 13th highest of 28 neighbourhoods in Waltham Forest. Typical flat price: 13th lowest of 28 neighbourhoods in Waltham Forest. Average household income: 5th lowest of 28 neighbourhoods in Waltham Forest.
Is Markhouse & St James Park an affluent area?
Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Markhouse & St James Park gentrifying?
Few signs. Weighted balance +0.04; 1 of 20 signals up, 0 down, against the borough.
What is the nearest station to Markhouse & St James Park?
St James Street (London). Railway station, about an 8-minute walk from the neighbourhood's centre (590 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Chingford (about 14 min) and London Liverpool Street (about 18 min).
Which state schools are nearest to Markhouse & St James Park?
Nearest state primary school. St Saviour's Church of England Primary School. 210 m from the neighbourhood's centre. Ofsted: Outstanding (Sep 2019). Ungraded visit Feb 2025: Standards maintained. Nearest state secondary school. Kelmscott School. 110 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Jan 2025).
Each answer repeats a figure shown above, with its source there.
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- All 28 neighbourhoods in Waltham Forest
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.