Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55704, 0.01184

E11 3LF— Cann Hall, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 37/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
70
Safety
83
Schools
60
Transport
37
Environment
83
Investment
37

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 3LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 3LF

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 3LF 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 · 5 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

7 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 455m

Crime is 22% below 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£6,279/m²
Price per ft²£583/ft²
Avg floor area87.6 m²

EPC breakdown

C
13%
D
26%
E
8%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 3%Terraced 95%Flat 2%

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£219,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+914%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.4%

per year

Acceleration

+39.11

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached3.4%
Terraced94.8%
Flat/maisonette1.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£100k+88.7%1.8
Post-dot-com plateau2001–2004£132k£191k+44.7%1.5
Pre-crash peak2005–2007£209k£229k+9.7%3
GFC & correction2010–2012£222k£248k+11.5%3
Help-to-Buy recovery2013–2016£229k£400k+74.7%2.2
Brexit uncertainty2017–2019£420k£505k+20.2%1
Pandemic surge2020–2021£380k£688k+80.9%2.5
Rate-rise correction2022–2022£750k£750k+0%3
Current market2024–2025£505k£538k+6.4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
7.7%
District
8.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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
15.3 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
10 min walk
Leytonstone High RoadNational Rail
10 min walk
Wanstead Park Rail StationSuffragette
15 min walk
Leyton Underground StationCentral
15 min walk
Forest Gate Rail StationElizabeth line
15 min walk
No bus stops within 400m

39

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City41 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

21

Car parks (800m)

16

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)107
Nearest car park113m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
570m

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: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

4 min walk

70%

Recommend GP

70%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.4 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

1183

Parks (1km)

33

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 977 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)

473m

Post office

Nearby shops

Minute Mart200 m
Krishna News251 m
Cascais Delicatessen329 m
A&S Grocers382 m

Nearby cafes

Tres Marias259 m
The Farm Community Kitchen263 m
El Cafecito/Belle Juin269 m
Cafe La Valentino372 m

Nearby restaurants

Big Boyz Burger168 m
LDF Chicken Specialists207 m
WF Catering at Jenny Hammond Primary School354 m
Bombay Kebab Original381 m

Nearby pubs

Leytonstone Tavern226 m
The Rookwood Village393 m
Plough and Harrow402 m
Pretty Decent Beer Co Taproom413 m

Nearby gyms

Muscle Hut Leytonstone419 m
Leytonstone Leisure Centre626 m
E7 Movement666 m
Studio M707 m

Nearby pharmacies

Burns Chemist380 m
Acheason Chemist620 m
Langthorne Pharmacy692 m
Safedale Pharmacy693 m

Nearby health

Harrow Road GP Practice298 m
I. E. Barmania's Dental Practice400 m
Park Vue Dental Practice439 m
Lime Tree Surgery517 m
Food hygiene (5-star)36% of 98

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

AVM PROPERTY SOLUTIONS LTD
FEATHERCUT FILMS LIMITED
JL WINDOWS DOORS LTD
KOMODO STUDIOS LTD
LAS FLOORING LTD

+8 more

Investment

Investment grade, yield and market outlook

37

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

59.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,751m
Crossrail 2 route5,988m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
67%
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)
15
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
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
135-141, 135-141, HARROW ROAD, E11 3PX12 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 3LF

Full postcodeE11 3LF
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.557037
Longitude0.011837
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