Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55751, 0.01295

E11 3NG— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 37/100Low yield 3.13%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
60
Transport
37
Environment
83
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 3NG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for E11 3NG

🛡️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 3NG 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

106.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+57% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime12%
Burglary8%
Drug offences4%
Theft4%
Robbery0%

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 · 455m

Crime is +64% above London average

Property

Prices, sales volume and market trends

Avg floor area93.7 m²

EPC breakdown

C
4%
D
4%
F
1%

Based on 9 properties · Confidence: low

Street mix

Terraced 18%Flat 82%

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£234,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2012 · CAGR

+5.9%

Total change

+89%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-86.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 7 sales

Property Type Mix

Total: 7 sales

Terraced28.6%
Flat/maisonette71.4%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£59k£118k+99.2%1.7
GFC & correction2012–2012£111k£111k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
5.9%
District
7.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
14.9 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
14 min walk
Forest Gate Rail StationElizabeth line
15 min walk
Leytonstone Underground StationCentral
16 min walk
No bus stops within 400m

38

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)

15

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)107
Nearest car park90m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
478m

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 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: 7.4 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 · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1097

Parks (1km)

25

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 1.1 km
1 tennis courts2 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)

565m

Post office

Nearby shops

Minute Mart166 m
Krishna News338 m
Cascais Delicatessen417 m
A&S Grocers464 m

Nearby cafes

El Cafecito/Belle Juin185 m
Tamping Grounds341 m
Tres Marias346 m
The Farm Community Kitchen351 m

Nearby restaurants

Big Boyz Burger164 m
LDF Chicken Specialists168 m
Papi's Munchies342 m
Bamboo Hut439 m

Nearby pubs

Leytonstone Tavern209 m
The Rookwood Village307 m
Pretty Decent Beer Co Taproom348 m
Joyau465 m

Nearby gyms

Muscle Hut Leytonstone458 m
E7 Movement629 m
Leytonstone Leisure Centre665 m
Studio M682 m

Nearby pharmacies

Burns Chemist462 m
Acheason Chemist713 m
Langthorne Pharmacy782 m
Safedale Pharmacy782 m

Nearby health

Harrow Road GP Practice346 m
Park Vue Dental Practice352 m
I. E. Barmania's Dental Practice486 m
Lime Tree Surgery610 m
Food hygiene (5-star)34% of 85

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

E

High street health

Registered businesses

MILAN PROPERTY AGENTS LTD
THE ROMANIAN ORTHODOX PARISH OF SAINT NICHOLAS IN LONDON LTD

Investment

Investment grade, yield and market outlook

43

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 score21/100
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

33.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,836m
Crossrail 2 route6,061m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,224 nationally

1,506

Est. population

16,602/km²

60%

Employed

34%

Degree educated

£44,100

Median income

5.3%

Claimant rate

SuburbanVery high densityMixed

45

Community stability

Age profile

27%
21%
24%
18%
Under 1827%
18–3421%
35–4924%
50–6418%
65+10%

Tenure

23%
22%
21%
33%
Own outright23%
Own (mortgage)22%
Private rent21%
Social rent33%
Shared ownership0%
Rent free0%

Ethnicity

20%
39%
15%
15%
White British20%
White Other39%
Asian15%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household39%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent33%
Private rent21%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
10
Largest scheme
106 homes · LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11
Pipeline pressure
NONE

Named schemes (500m)

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
Land Corner Acacia Road, Land Corner Acacia Road, Sansom Road, Leytonstone, E10 4QD8 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 3NG

Full postcodeE11 3NG
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.557513
Longitude0.012954
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