Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.56118, 0.01320

E11 3EZ— Cann Hall, Waltham Forest

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

The family fortress

 

Top 10% LondonSchools 100%Safety 80/100Transport 52/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
80
Schools
100
Transport
52
Environment
83
Investment
42

The bottom line

E11 3EZ 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 3EZ

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+1.0% vs London avg

Deep-dive guides for E11 3EZ

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

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“The family fortress”

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How E11 3EZ 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 · 5 min walk

KS2: 107.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 10 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 3 min walk

4 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

-4% vs borough

Crime by type

Anti-social behaviour22%
Other22%
Violence & sexual offences22%
Vehicle crime14%
Burglary8%
Drug offences7%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 319m

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E11 district median

£556,000

Based on 409 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,484/m²
Price per ft²£417/ft²
Avg floor area88.6 m²

EPC breakdown

B
1%
C
3%
D
6%

Based on 10 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£221,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2024 · CAGR

+5.5%

Total change

+125%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.8%

per year

Acceleration

+51.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£178k£225k+26.4%1
Current market2024–2024£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leytonstone High Road Rail StationSuffragette
5 min walk
Leytonstone High RoadNational Rail
5 min walk
Leytonstone Underground StationCentral
11 min walk
Wanstead Park Rail StationSuffragette
17 min walk
Leyton Underground StationCentral
17 min walk
No bus stops within 400m

38

Walkability score

173

Footpaths (500m)

0

Santander docks (800m)

1.8 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

22

Car parks (800m)

12

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)114
Nearest car park138m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
487m
🅿️
Iceland· yes
712m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

5 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

680

Parks (1km)

31

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.4 km
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

841m

Post office

Nearby shops

Minute Mart540 m
A&S Grocers677 m
La Valentino695 m
Krishna News713 m

Nearby cafes

Matt Cup Roastery343 m
Flavaz Grill & Kitchen344 m
Back to Ours350 m
George's Cafe382 m

Nearby restaurants

Grill Chill324 m
Kenssy Chicken327 m
Leytonstone Spice334 m
URBN Lounge & Grill342 m

Nearby pubs

Leytonstone Tavern278 m
The Bell307 m
Calamity Tank347 m
The Rookwood Village462 m

Nearby gyms

Studio M358 m
Blueprint Fitness370 m
Muscle Hut Leytonstone480 m
Leytonstone Leisure Centre620 m

Nearby pharmacies

Burns Chemist672 m
Tesco Pharmacy1.1 km

Nearby health

Harrow Road GP Practice460 m
Park Vue Dental Practice483 m
I. E. Barmania's Dental Practice720 m
Lime Tree Surgery888 m
Food hygiene (5-star)38% of 95

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

MAWULI DEDOR LIMITED
W & ZAHIR LTD

Investment

Investment grade, yield and market outlook

42

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

53.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,196m
Crossrail 2 route5,856m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,724 nationally

1,696

Est. population

22,253/km²

62%

Employed

42%

Degree educated

£44,800

Median income

9.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

30%
25%
25%
Under 1830%
18–3425%
35–4925%
50–6413%
65+7%

Tenure

14%
21%
28%
36%
Own outright14%
Own (mortgage)21%
Private rent28%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

26%
17%
28%
17%
White British27%
White Other17%
Asian28%
Black17%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household48%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent36%
Private rent29%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (3 years)
11
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)
14
Largest scheme
106 homes · LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11
Pipeline pressure
NONE

Named schemes (500m)

1 Sansom Road, Leytonstone, London, E11 3HD, Former Lansdowne Road Car Park, E11 3HD31 homes
completed
SITE OF, 4-26, SITE OF, 4-26, NEWCOMEN ROAD, HARROW ROAD (159-175), E1118 homes
completed
The Lincolns Public House 566, The Lincolns Public House 566, High Road Leytonstone, Leytonstone, E11 3DH17 homes
completed
100-104, 100-104, WOODHOUSE ROAD, E1117 homes
completed
ACME SEAL WORKS, 2A, ACME SEAL WORKS, 2A, FERNDALE ROAD, E1115 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 3EZ

Full postcodeE11 3EZ
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.561178
Longitude0.013203
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