Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55331, 0.00722

E11 3HZ— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 48/100Yield 5.12%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
78
Schools
90
Transport
48
Environment
62
Investment
51

The bottom line

E11 3HZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £340,000 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

E11 3HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-34.6% vs London avg
vs London income+5.0% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E11 3HZ

🛡️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 3HZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Jenny Hammond Primary School

Not yet inspected · 2 min walk

KS2: 108.0

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 14 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+24% vs borough

Crime by type

Violence & sexual offences25%
Other23%
Anti-social behaviour20%
Vehicle crime12%
Burglary9%
Drug offences5%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 820m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£340,000

Median sale price

Bottom 25% — 35% below London median

£340,000 is 35% below the London median (£520,000)

-41.0%

This year

Flat

Dominant type

Price history

5-year change
+56.3%
Sales (24 months)5
New build0.0%
Avg terraced£688,500
Avg flat£336,250
Price per m²£4,497/m²
Price per ft²£418/ft²
Avg floor area76.5 m²

EPC breakdown

C
22%
D
39%
E
17%
F
2%
G
1%

Based on 81 properties · Confidence: high

Street mix

Semi 1%Terraced 34%Flat 63%Other 3%

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£4,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,700

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

7.7×

Price-to-income

£1,701/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£191,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+464%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.6%

per year

Acceleration

-97.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 71 sales

Property Type Mix

Total: 71 sales

Semi-detached1.4%
Terraced35.2%
Flat/maisonette63.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£98k+62.5%3
Post-dot-com plateau2002–2004£84k£150k+78.6%2.7
Pre-crash peak2005–2007£157k£145k-7.3%4
GFC & correction2008–2012£700k£150k-78.6%1.5
Help-to-Buy recovery2013–2016£174k£252k+45.2%3.8
Brexit uncertainty2017–2018£335k£381k+13.6%3
Pandemic surge2020–2021£250k£218k-13%1.5
Rate-rise correction2022–2022£371k£371k+0%3
Current market2024–2025£579k£338k-41.6%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced-1% α
Local
7.5%
District
8.5%
Flat/maisonette-1.7% α
Local
4.8%
District
6.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing8
Trend Position100

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
9.7 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
10 min walk
MarylandNational Rail
10 min walk
Leyton Underground StationCentral
12 min walk
Leytonstone High Road Rail StationSuffragette
14 min walk
Forest Gate Rail StationElizabeth line
16 min walk
No bus stops within 400m

57

Walkability score

199

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

20

Car parks (800m)

22

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)76
Nearest car park258m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed459 Mbps
Median download433 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: 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: 6.8 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

HIGH ROAD SURGERY

DOCTORS SURGERY, 287 HIGH ROAD LEYTONSTONE, E11 4HH

2 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1449

Parks (1km)

44

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

13

Convenience

Nearest supermarketAseda Trading · 471 m
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

277m

Post office

Nearby shops

Mr Bakery122 m
Star Supermarket137 m
F.A.M. Caribbean Groceries144 m
F.A.M Halal Butcher146 m

Nearby cafes

Blancos Cafe166 m
Viva Afrik181 m
The Farm Community Kitchen264 m
Tres Marias269 m

Nearby restaurants

Caribbean Flavours Restaurant118 m
Asado Steakhouse131 m
Rohi Kebab and Biryani142 m
Morley's144 m

Nearby pubs

Friends Bar & Restaurant135 m
Rama Dracula Wine House163 m
Le Regret169 m
Plough and Harrow430 m

Nearby gyms

Muscle Basin Gym273 m
Muscle Hut Leytonstone664 m
Leytonstone Leisure Centre793 m
CorePower Yoga1.0 km

Nearby pharmacies

Acheason Chemist150 m
Safedale Pharmacy170 m
Burns Chemist403 m
Langthorne Pharmacy418 m

Nearby health

The Thatched House Dental Practice152 m
High Road Surgery168 m
Lime Tree Surgery234 m
I. E. Barmania's Dental Practice354 m
Food hygiene (5-star)31% of 125

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

EBONYI STATE UNION UK LIMITED
FELE LTD
FIVE PONDS FARM LTD
GRADINA CU STRUTI LTD
HYGIENEEK PREMIUM LTD

+9 more

Investment

Investment grade, yield and market outlook

51

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score39/100
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

72.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,231m
Crossrail 2 route5,693m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,113 nationally

1,944

Est. population

17,330/km²

63%

Employed

41%

Degree educated

£44,100

Median income

7.0%

Claimant rate

SuburbanVery high densityRenters

33

Community stability

Age profile

23%
29%
25%
16%
Under 1823%
18–3429%
35–4925%
50–6416%
65+7%

Tenure

14%
19%
41%
25%
Own outright14%
Own (mortgage)19%
Private rent41%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

23%
24%
24%
17%
White British23%
White Other24%
Asian24%
Black17%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household51%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent41%
Social rent25%

vs. London

Income vs London+5.0%
Price vs London-34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
14
Local approval rate
64%
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)
17
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4134 homes
completed
PART AVENUE ROAD ESTATE, PART AVENUE ROAD ESTATE, THORNE CLOSE, VICTORIA ROAD, E1130 homes
completed
95, 95, Buxton Road, Stratford, E15 1QX10 homes
completed
220/220a, 220/220a, High Road, Leytonstone, E11 3HU8 homes
completed
Car Park rear of Thatched House Pub, 245, Car Park rear of Thatched House Pub, 245, High Road, Crownfield Road, Leytonstone, E116 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£340,000)

£4,500

Standard buyer

£0

First-time buyer

Save £4,500

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 3HZ

Full postcodeE11 3HZ
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.553313
Longitude0.007215
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