Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55398, 0.00632

E11 3JB— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 80/100Transport 47/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
80
Schools
90
Transport
47
Environment
62
Investment
39

The bottom line

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

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

Check your dealbreakers

Toggle the things that matter to you — see how E11 3JB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 3JB meets your needs.

Location

E11 3JB

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 3JB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 3JB with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How E11 3JB 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 · 15 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 9 min walk

8 primaries · 0 secondaries · 2 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 756m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,039/m²
Price per ft²£468/ft²
Avg floor area75.9 m²

EPC breakdown

C
11%
D
12%
E
6%

Based on 29 properties · Confidence: medium

Street mix

Semi 2%Terraced 49%Flat 49%

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£189,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1996–2026 · CAGR

+5.8%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.5%

per year

Acceleration

-62.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached2.3%
Terraced52.3%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£71k+19.3%2
Post-dot-com plateau2001–2004£105k£246k+135.4%2.8
Pre-crash peak2005–2006£236k£190k-19.5%2
GFC & correction2010–2010£225k£225k+0%4
Help-to-Buy recovery2014–2014£246k£246k+0%2
Brexit uncertainty2017–2019£370k£327k-11.6%3.3
Pandemic surge2020–2021£405k£355k-12.3%1
Current market2024–2026£469k£326k-30.5%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.7% α
Local
5.6%
District
4.9%
Terraced-0.1% α
Local
10.3%
District
10.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
10.6 min walk
Maryland

Nearby stations

Leyton Underground StationCentral
11 min walk
Maryland Rail StationElizabeth line
11 min walk
MarylandNational Rail
11 min walk
Leytonstone High Road Rail StationSuffragette
13 min walk
Forest Gate Rail StationElizabeth line
17 min walk
No bus stops within 400m

56

Walkability score

227

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

22

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)96
Nearest car park161m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed476 Mbps
Median download440 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: 6.8 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% 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

HIGH ROAD SURGERY

DOCTORS SURGERY, 287 HIGH ROAD LEYTONSTONE, E11 4HH

1 min walk

86%

Recommend GP

86%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.6 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

1477

Parks (1km)

39

Restaurants (800m)

10

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

12

Convenience

Nearest supermarketAseda Trading · 532 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)

184m

Post office

Nearby shops

Mr Bakery71 m
Kelly's Newsagent92 m
F.A.M Halal Butcher115 m
F.A.M. Caribbean Groceries118 m

Nearby cafes

Blancos Cafe95 m
Viva Afrik234 m
The Farm Community Kitchen272 m
Tres Marias276 m

Nearby restaurants

Sancak Turkish Grill71 m
Bombay Night74 m
New Graces Chinese Restaurant91 m
Dixy Chicken104 m

Nearby pubs

Rama Dracula Wine House72 m
Friends Bar & Restaurant83 m
Le Regret92 m
Plough and Harrow348 m

Nearby gyms

Muscle Basin Gym325 m
Muscle Hut Leytonstone591 m
Leytonstone Leisure Centre707 m
Anytime Fitness885 m

Nearby pharmacies

Acheason Chemist108 m
Safedale Pharmacy220 m
Burns Chemist324 m
Langthorne Pharmacy326 m

Nearby health

High Road Surgery93 m
Lime Tree Surgery137 m
The Thatched House Dental Practice197 m
I. E. Barmania's Dental Practice272 m
Food hygiene (5-star)33% of 124

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

HARISHANTH RETAIL LTD
OAKLEY'S REAL ESTATE LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 months1

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

8/100

Velocity score

Future outlook

63.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,264m
Crossrail 2 route5,627m

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)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
14
Local approval rate
60%
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)

AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4134 homes
completed
CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD, E1179 homes
completed
3, 3, Langthorne Road, Leytonstone, E11 4HL79 homes
completed
LANGHORNE HOSPITAL, LANGHORNE HOSPITAL, LANGHORNE ROAD, E11 3HP32 homes
completed
PART AVENUE ROAD ESTATE, PART AVENUE ROAD ESTATE, THORNE CLOSE, VICTORIA ROAD, E1130 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

Live in E11 3JB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 3JB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E11 3JB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E11 3JB

Full postcodeE11 3JB
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.553984
Longitude0.006322
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