Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55708, 0.00998

E11 3LD— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 83/100Transport 37/100Yield 4.05%

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
68
Safety
83
Schools
60
Transport
37
Environment
78
Investment
47

The bottom line

E11 3LD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £430,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

E11 3LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-17.3% vs London avg
vs London income+5.0% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for E11 3LD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 3LD 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 · 4 min walk

KS2: 108.0

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 14 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.7 incidents per 1,000 residents

Better than 62% of London
→ Stable

-25% vs borough

Crime by type

Violence & sexual offences26%
Other24%
Anti-social behaviour21%
Vehicle crime16%
Burglary7%
Theft2%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 404m

Crime is 22% below 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.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

-1.8%

This year

Terraced

Dominant type

Price history

5-year change
+6.2%
Sales (24 months)5
New build0.0%
Avg terraced£686,000
Avg flat£395,000
Price per m²£5,162/m²
Price per ft²£480/ft²
Avg floor area85.5 m²

EPC breakdown

C
11%
D
24%
E
6%

Based on 41 properties · Confidence: high

Street mix

Terraced 77%Flat 20%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£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

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

9.8×

Price-to-income

£2,151/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,750
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)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+8.4%

Total change

+1104%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.2%

per year

Acceleration

+101.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 64 sales

Property Type Mix

Total: 64 sales

Terraced81.3%
Flat/maisonette18.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£115k+101.8%2.5
Post-dot-com plateau2001–2004£125k£90k-28%2
Pre-crash peak2006–2007£155k£234k+51%2.5
GFC & correction2008–2012£232k£220k-5.2%1.2
Help-to-Buy recovery2013–2016£217k£421k+94.5%2
Brexit uncertainty2017–2019£320k£488k+52.4%3
Pandemic surge2020–2021£405k£405k+0%2.5
Rate-rise correction2022–2023£675k£693k+2.6%3
Current market2025–2026£423k£686k+62.2%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Terraced

-0.4% alpha

Flat/maisonette-0.2% α
Local
2.3%
District
2.5%
Terraced-0.4% α
Local
7.9%
District
8.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Leytonstone High Road Rail StationSuffragette
9 min walk
Leytonstone High RoadNational Rail
9 min walk
Leyton Underground StationCentral
13 min walk
Leytonstone Underground StationCentral
16 min walk
Maryland Rail StationElizabeth line
16 min walk
No bus stops within 400m

43

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

1.5 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

24

Car parks (800m)

18

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)107
Nearest car park198m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
689m

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: 7.2 km away✗ Not Green Belt✗ Not AONB84% 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

3 min walk

70%

Recommend GP

70%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1271

Parks (1km)

39

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 929 m
1 tennis courts1 swimming pools2 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)

358m

Post office

Nearby shops

Krishna News223 m
A&S Grocers253 m
La Valentino262 m
Cascais Delicatessen282 m

Nearby cafes

Tres Marias228 m
The Farm Community Kitchen230 m
Cafe La Valentino246 m
Coffee Garden266 m

Nearby restaurants

Bombay Kebab Original264 m
Titanic Kitchen & Lounge275 m
WF Catering at Jenny Hammond Primary School275 m
Defne276 m

Nearby pubs

Leytonstone Tavern232 m
Plough and Harrow273 m
The Bell431 m
Rama Dracula Wine House454 m

Nearby gyms

Muscle Hut Leytonstone321 m
Leytonstone Leisure Centre522 m
Studio M680 m
Blueprint Fitness689 m

Nearby pharmacies

Burns Chemist251 m
Acheason Chemist532 m
Langthorne Pharmacy570 m
Safedale Pharmacy629 m

Nearby health

Harrow Road GP Practice197 m
I. E. Barmania's Dental Practice275 m
Lime Tree Surgery408 m
High Road Surgery496 m
Food hygiene (5-star)33% of 114

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DELIVER EAT LIMITED
GLORIA BENNETT (UK) LIMITED
HYPHA CREATIVE LTD
JOLENE SALES LTD
WRAGBY FREEHOLD LIMITED

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

65.2

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,690m
Crossrail 2 route5,859m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,010 nationally

1,677

Est. population

30,000/km²

67%

Employed

49%

Degree educated

£44,100

Median income

6.0%

Claimant rate

SuburbanVery high densityEstablished mixed

45

Community stability

Age profile

22%
24%
29%
16%
Under 1822%
18–3424%
35–4929%
50–6416%
65+10%

Tenure

26%
33%
32%
Own outright26%
Own (mortgage)33%
Private rent32%
Social rent8%
Shared ownership1%

Ethnicity

32%
27%
15%
16%
White British32%
White Other27%
Asian15%
Black16%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household38%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent32%
Social rent8%

vs. London

Income vs London+5.0%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
9
Local approval rate
75%
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)
16
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
CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD, E1179 homes
completed
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
100-104, 100-104, WOODHOUSE ROAD, E1117 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 (£430,000)

£9,000

Standard buyer

£250

First-time buyer

Save £8,750

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 3LD

Full postcodeE11 3LD
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.557078
Longitude0.009978
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