Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.56202, 0.00924

E11 3EG— Cann Hall, Waltham Forest

Location and area intelligence for E11 3EG, Cann Hall, Waltham Forest

The family fortress

 

Schools 100%Safety 76/100Transport 50/100Low yield 3.13%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
100
Transport
50
Environment
95
Investment
47

The bottom line

E11 3EG offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

E11 3EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for E11 3EG

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 3EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Davies Lane Primary School

Outstanding · Inspected Jun 2024 · 4 min walk

KS2: 107.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 7 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.0 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+37% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime13%
Burglary10%
Theft5%
Drug offences4%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

34

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 160m

Crime is +43% above London average

Property

Prices, sales volume and market trends

Avg floor area31.5 m²

EPC breakdown

B
1%
C
46%
D
9%

Based on 56 properties · Confidence: high

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£78,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Leytonstone Underground StationCentral line
8.4 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
2 min walk
Leytonstone High RoadNational Rail
2 min walk
Leytonstone Underground StationCentral
9 min walk
Leyton Underground StationCentral
15 min walk
Leyton Midland Road Rail StationSuffragette
18 min walk
No bus stops within 400m

44

Walkability score

195

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria52 min ↑
Waterloo49 min ↑
Canary Wharf38 min ↓
City ★36 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

24

Car parks (800m)

14

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)123
Nearest car park124m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Iceland· yes
572m
🅿️
Jubilee Pond Car Park· yes
775m

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 waterLOW
Low
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 km

Energy

Solar: 852 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): None recorded

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 yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARROW ROAD GP CENTRE

2-8 HARROW ROAD, LEYTONSTONE, E11 3QF

4 min walk

70%

Recommend GP

70%

Overall GP experience

11

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

649

Parks (1km)

37

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.4 km
1 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

698m

Post office

Nearby shops

13 Express601 m
A&S Grocers609 m
La Valentino630 m
Leytonstone Market660 m

Nearby cafes

Matt Cup Roastery131 m
Flavaz Grill & Kitchen175 m
George's Cafe192 m
Back to Ours308 m

Nearby restaurants

Grill Chill58 m
Kenssy Chicken83 m
Leytonstone Spice90 m
Tazgi111 m

Nearby pubs

Calamity Tank122 m
The Bell130 m
Leytonstone Tavern359 m
Stone Mini Market359 m

Nearby gyms

Studio M128 m
Blueprint Fitness137 m
Muscle Hut Leytonstone342 m
Leytonstone Leisure Centre391 m

Nearby pharmacies

Burns Chemist604 m
Langthorne Pharmacy884 m
Acheason Chemist1.0 km
Tesco Pharmacy1.1 km

Nearby health

Harrow Road GP Practice402 m
I. E. Barmania's Dental Practice658 m
Hampton Surgery677 m
Park Vue Dental Practice752 m
Food hygiene (5-star)42% of 125

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

SENEGAMBIA/JARJEFFATEH SHIPPING LTD

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

35.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,136m
Crossrail 2 route5,573m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,787 nationally

1,892

Est. population

21,987/km²

59%

Employed

34%

Degree educated

£44,800

Median income

8.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

26%
25%
25%
16%
Under 1826%
18–3426%
35–4925%
50–6416%
65+8%

Tenure

20%
61%
Own outright7%
Own (mortgage)12%
Private rent20%
Social rent61%
Shared ownership1%
Rent free1%

Ethnicity

15%
28%
16%
25%
White British15%
White Other28%
Asian16%
Black25%
Mixed4%
Other13%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine23%
No car household62%
Unemployed10%
No qualifications24%

Housing tenure (Census 2021)

Social rent61%
Private rent20%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
13
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)
20
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11106 homes
completed
Former Hills Garage, 568-588, Former Hills Garage, 568-588, High Road, Leytonstone, E1161 homes
completed
675-683, 675-683, High Road, Leytonstone, E1141 homes
completed
Indian Muslim Federation Hall, 40 & 41, Indian Muslim Federation Hall, 40 & 41, Trinity Close, Leytonstone, E11 4RP37 homes
completed
1 Sansom Road, Leytonstone, London, E11 3HD, Former Lansdowne Road Car Park, E11 3HD31 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.3%
Ward turnout
26%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Sally LittlejohnLabour
Kischa GreenLabour
Keith RaynerLabour

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Key facts for E11 3EG

Full postcodeE11 3EG
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.562019
Longitude0.009243
Parliamentary constituencyLeyton and Wanstead
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