Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55584, 0.00598

E11 3HS— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
64
Safety
80
Schools
60
Transport
35
Environment
76
Investment
42

The bottom line

E11 3HS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

E11 3HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for E11 3HS

🛡️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 3HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Jenny Hammond Primary School

Not yet inspected · 2 min walk

KS2: 108.0

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 15 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 7 min walk

6 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

71.7 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

+6% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences23%
Other22%
Vehicle crime10%
Drug offences7%
Burglary6%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 564m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,599/m²
Price per ft²£706/ft²
Avg floor area45.1 m²

EPC breakdown

C
18%
D
45%
E
10%
F
1%
G
1%

Based on 75 properties · Confidence: high

Street mix

Terraced 31%Flat 65%Other 4%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£112,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.8%

Total change

+475%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.5%

per year

Acceleration

-54.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 78 sales

Property Type Mix

Total: 78 sales

Terraced29.5%
Flat/maisonette70.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£88k+45.8%1.6
Post-dot-com plateau2001–2004£88k£203k+130.1%5.8
Pre-crash peak2005–2007£170k£217k+27.5%6
GFC & correction2008–2012£140k£122k-12.9%1.7
Help-to-Buy recovery2013–2016£163k£307k+88.3%2.2
Brexit uncertainty2017–2019£230k£358k+55.5%2.3
Pandemic surge2020–2021£280k£259k-7.6%2.5
Current market2024–2026£377k£345k-8.5%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+12.7% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced+12.7% α
Local
21.1%
District
8.4%
Flat/maisonette-0.7% α
Local
5.6%
District
6.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing10
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Maryland Rail StationElizabeth line line
13 min walk
Leytonstone High Road

Nearby stations

Leyton Underground StationCentral
10 min walk
Leytonstone High Road Rail StationSuffragette
11 min walk
Leytonstone High RoadNational Rail
11 min walk
Maryland Rail StationElizabeth line
14 min walk
Leytonstone Underground StationCentral
17 min walk
No bus stops within 400m

52

Walkability score

217

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 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)

25

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)84
Nearest car park95m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed416 Mbps
Median download410 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: 6.8 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

LIME TREE SURGERY

321 HIGH ROAD LEYTONSTONE, LEYTONSTONE, E11 4JT

1 min walk

84%

Recommend GP

84%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1360

Parks (1km)

37

Restaurants (800m)

9

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

10

Convenience

Nearest supermarketAseda Trading · 736 m
1 tennis courts1 swimming pools2 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)

1

Cinemas (2km)

50m

Post office

Nearby shops

Gospodina Magazin Românesc75 m
La Valentino94 m
A&S Grocers115 m
Mr Bakery205 m

Nearby cafes

Cafe La Valentino94 m
Blancos Cafe233 m
The Farm Community Kitchen285 m
Tres Marias288 m

Nearby restaurants

Chinese & Pizza Tow45 m
Ambassador54 m
Mr Chippy54 m
Kome Express60 m

Nearby pubs

Plough and Harrow141 m
Rama Dracula Wine House188 m
Le Regret223 m
Friends Bar & Restaurant257 m

Nearby gyms

Muscle Hut Leytonstone389 m
Leytonstone Leisure Centre500 m
Muscle Basin Gym528 m
Studio M845 m

Nearby pharmacies

Burns Chemist120 m
Langthorne Pharmacy267 m
Acheason Chemist278 m
Safedale Pharmacy425 m

Nearby health

I. E. Barmania's Dental Practice66 m
Lime Tree Surgery113 m
High Road Surgery228 m
Community Dental Service257 m
Food hygiene (5-star)35% of 113

Business

Local businesses registered here

Active businesses
26
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
25
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

326 HIGH ROAD LEYTONSTONE LIMITED
ALAM SWEETS LTD
BK BUILDING CONSTRUCTION LTD
BLOOMY LONDON LTD
CORNELIU'S EUROPE INTERNATIONAL LTD

+15 more

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

59

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,430m
Crossrail 2 route5,591m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,531 nationally

1,869

Est. population

26,167/km²

66%

Employed

44%

Degree educated

£44,100

Median income

8.3%

Claimant rate

SuburbanVery high densityEstablished mixed

38

Community stability

Age profile

25%
27%
26%
15%
Under 1825%
18–3427%
35–4926%
50–6415%
65+7%

Tenure

18%
29%
39%
14%
Own outright18%
Own (mortgage)29%
Private rent39%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

26%
27%
18%
17%
White British26%
White Other27%
Asian18%
Black17%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household49%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent39%
Social rent14%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
12
Local approval rate
71%
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11216 homes
completed
AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4134 homes
completed
LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11106 homes
completed
CATHALL ROAD ESTATE (PHASE 2), CATHALL ROAD ESTATE (PHASE 2), CATHALL ROAD, E11102 homes
completed
CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD, E1179 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 3HS

Full postcodeE11 3HS
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.555843
Longitude0.005985
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