Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55768, 0.01194

E11 3ND— Cann Hall, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 37/100Low yield 3.13%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
69
Safety
83
Schools
60
Transport
37
Environment
83
Investment
46

The bottom line

E11 3ND 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 3ND

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 3ND

🛡️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 3ND 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 · 6 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 3 min walk

6 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 397m

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area74.7 m²

EPC breakdown

B
5%
C
8%
D
11%
E
3%

Based on 27 properties · Confidence: medium

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
14.5 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
9 min walk
Leytonstone High RoadNational Rail
9 min walk
Wanstead Park Rail StationSuffragette
15 min walk
Leytonstone Underground StationCentral
15 min walk
Leyton Underground StationCentral
15 min walk
No bus stops within 400m

39

Walkability score

144

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

22

Car parks (800m)

15

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)136
Nearest car park137m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
539m

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

3 min walk

70%

Recommend GP

70%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1106

Parks (1km)

31

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 1.0 km
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)

509m

Post office

Nearby shops

Minute Mart230 m
Krishna News318 m
Cascais Delicatessen394 m
A&S Grocers399 m

Nearby cafes

El Cafecito/Belle Juin256 m
Tres Marias326 m
The Farm Community Kitchen330 m
Coffee Garden362 m

Nearby restaurants

Big Boyz Burger215 m
LDF Chicken Specialists234 m
Bamboo Hut366 m
Bombay Kebab Original367 m

Nearby pubs

Leytonstone Tavern159 m
The Rookwood Village375 m
Plough and Harrow414 m
The Bell417 m

Nearby gyms

Muscle Hut Leytonstone386 m
Leytonstone Leisure Centre594 m
Studio M640 m
Blueprint Fitness651 m

Nearby pharmacies

Burns Chemist396 m
Acheason Chemist674 m
Langthorne Pharmacy721 m
Safedale Pharmacy756 m

Nearby health

Harrow Road GP Practice273 m
Park Vue Dental Practice420 m
I. E. Barmania's Dental Practice424 m
Lime Tree Surgery559 m
Food hygiene (5-star)35% of 94

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

46

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,817m
Crossrail 2 route5,991m

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)
13
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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 3ND

Full postcodeE11 3ND
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.557683
Longitude0.011938
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