Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55550, 0.01207

E11 3NJ— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 86/100Transport 34/100Yield 4.02%

Best for: Families

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Car-dependent area — limited public transport

Liveability
65
Safety
86
Schools
60
Transport
34
Environment
77
Investment
46

The bottom line

E11 3NJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £432,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E11 3NJ

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-16.8% vs London avg
vs London income+5.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for E11 3NJ

🛡️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 3NJ 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

Forest Gate Community School

Not yet inspected · 13 min walk

P8: +1.07A8: 58.2

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-50% vs borough

Crime by type

Other31%
Vehicle crime18%
Violence & sexual offences18%
Burglary13%
Anti-social behaviour11%
Theft5%
Robbery5%
Drug offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 616m

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£432,500

Median sale price

17% below London median

£432,500 is 17% below the London median (£520,000)

+25.0%

This year

Terraced

Dominant type

Price history

5-year change
+1.8%
Sales (24 months)7
New build0.0%
Avg terraced£496,500
Avg flat£360,000
Price per m²£5,782/m²
Price per ft²£537/ft²
Avg floor area76.1 m²

EPC breakdown

B
2%
C
23%
D
49%
E
9%
F
2%

Based on 85 properties · Confidence: high

Street mix

Terraced 59%Flat 39%Other 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

Stamp duty

Standard buyer£9,125
First-time buyerFTB
£375
Additional propertyBTL/2nd
£22,100

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

£2,164/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,250
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)
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

1995–2026 · CAGR

+6.5%

Total change

+603%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+44.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 74 sales

Property Type Mix

Total: 74 sales

Terraced63.5%
Flat/maisonette36.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£110k+71.9%2.2
Post-dot-com plateau2001–2004£110k£166k+51.1%5.2
Pre-crash peak2005–2007£168k£205k+22.4%2.7
GFC & correction2008–2009£213k£221k+4%1.5
Help-to-Buy recovery2013–2016£245k£220k-10.3%2.7
Brexit uncertainty2017–2019£410k£488k+18.9%2
Pandemic surge2021–2021£425k£425k+0%3
Rate-rise correction2022–2023£403k£473k+17.4%2.5
Current market2024–2026£567k£450k-20.6%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+1.3% α
Local
5.8%
District
4.5%
Terraced-0.3% α
Local
8.4%
District
8.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Maryland Rail StationElizabeth line line
13.6 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
12 min walk
Leytonstone High RoadNational Rail
12 min walk
Wanstead Park Rail StationSuffragette
13 min walk
Forest Gate Rail StationElizabeth line
14 min walk
Maryland Rail StationElizabeth line
14 min walk
No bus stops within 400m

36

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

1.5 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

24

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)135
Nearest car park161m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
644m

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed455 Mbps
Median download431 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: 7.2 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

5 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 · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1276

Parks (1km)

34

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Leytonstone Tavern (397 m)

Nearest supermarketAseda Trading · 839 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
958 licensed premises in borough345 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

460m

Post office

Nearby shops

Krishna News148 m
Minute Mart197 m
Cascais Delicatessen225 m
Caner Supermarket406 m

Nearby cafes

Tres Marias157 m
The Farm Community Kitchen162 m
El Cafecito/Belle Juin335 m
Cafe La Valentino405 m

Nearby restaurants

Big Boyz Burger136 m
LDF Chicken Specialists207 m
WF Catering at Jenny Hammond Primary School289 m
Papi's Munchies408 m

Nearby pubs

Leytonstone Tavern397 m
Pretty Decent Beer Co Taproom410 m
The Rookwood Village453 m
Plough and Harrow455 m

Nearby gyms

Muscle Hut Leytonstone548 m
E7 Movement588 m
Muscle Basin Gym669 m
Leytonstone Leisure Centre747 m

Nearby pharmacies

Burns Chemist425 m
Acheason Chemist539 m
Safedale Pharmacy577 m
Langthorne Pharmacy684 m

Nearby health

I. E. Barmania's Dental Practice423 m
Harrow Road GP Practice425 m
Lime Tree Surgery483 m
Park Vue Dental Practice495 m
Food hygiene (5-star)32% of 97

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ARES 666 LTD
BIG BOY BURGERS LIMITED
DE SMART SHOP LTD
EAST PHARM LIMITED
FUTURE VISIONS LIMITED

+12 more

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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 / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,613m
Crossrail 2 route6,015m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,334 nationally

1,810

Est. population

22,338/km²

68%

Employed

43%

Degree educated

£44,100

Median income

6.6%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

24%
27%
25%
16%
Under 1825%
18–3427%
35–4925%
50–6416%
65+7%

Tenure

18%
28%
37%
15%
Own outright18%
Own (mortgage)28%
Private rent37%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

25%
25%
19%
20%
White British25%
White Other25%
Asian19%
Black20%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household47%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent37%
Social rent15%

vs. London

Income vs London+5.0%
Price vs London-16.8%

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)
5
Planning apps (3 years)
8
Local approval rate
80%
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
106 homes · LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11
Pipeline pressure
NONE

Named schemes (500m)

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
102-106, 102-106, Harrow Road, Leytonstone, E11 3QE8 homes
completed
243, 243, Cann Hall Road, Leytonstone, E11 3NL6 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 (£432,500)

£9,125

Standard buyer

£375

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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Key facts for E11 3NJ

Full postcodeE11 3NJ
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.555505
Longitude0.012072
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