Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55745, 0.01653

E11 3NN— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 86/100Transport 35/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
61
Safety
86
Schools
60
Transport
35
Environment
83
Investment
37

The bottom line

E11 3NN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

E11 3NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E11 3NN

🛡️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 3NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Odessa Infant School

Not yet inspected · 11 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 12 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 6 min walk

5 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

15

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 648m

Crime is 47% 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£12,030/m²
Price per ft²£1,118/ft²
Avg floor area47 m²

EPC breakdown

C
6%
D
11%
E
3%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 100%

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£117,500
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

1999–2026 · CAGR

+7%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.7%

per year

Acceleration

-42.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£84k£96k+14.7%1.5
Post-dot-com plateau2001–2004£105k£219k+108.6%1.3
Pre-crash peak2005–2006£210k£219k+4.3%1.5
GFC & correction2008–2012£225k£265k+17.8%1
Brexit uncertainty2018–2018£480k£480k+0%1
Current market2025–2026£615k£525k-14.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.9% alpha

Terraced+2.9% α
Local
14.8%
District
11.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Forest Gate StationElizabeth line line
12.5 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
11 min walk
Leytonstone High RoadNational Rail
11 min walk
Wanstead Park Rail StationSuffragette
12 min walk
Forest Gate Rail StationElizabeth line
13 min walk
Leytonstone Underground StationCentral
17 min walk
No bus stops within 400m

34

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

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Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)90
Nearest car park229m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
268m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

7 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

911

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.1 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

601m

Post office

Nearby shops

Minute Mart182 m
Caner Supermarket464 m
Wildgoose Bakery and Cafe476 m
Krishna News521 m

Nearby cafes

El Cafecito/Belle Juin63 m
Tamping Grounds104 m
The Wanstead Kitchen337 m
Tres Marias531 m

Nearby restaurants

Papi's Munchies122 m
LDF Chicken Specialists172 m
Big Boyz Burger242 m
Nawabi472 m

Nearby pubs

The Rookwood Village76 m
Pretty Decent Beer Co Taproom129 m
Joyau270 m
Holly Tree322 m

Nearby gyms

E7 Movement447 m
Muscle Hut Leytonstone692 m
Studio M816 m
Blueprint Fitness828 m

Nearby pharmacies

Burns Chemist708 m

Nearby health

Park Vue Dental Practice118 m
Harrow Road GP Practice589 m
I. E. Barmania's Dental Practice728 m
E7 Health887 m
Food hygiene (5-star)35% of 34

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

BSRC LIMITED
BUXTON SCHOOL LEARNING TRUST
CANN HALL ROAD HAND CAR WASH LTD
KHETIYA ENTERPRISE LTD
MG CHILDCARE LIMITED

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 score16/100
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

44.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,957m
Crossrail 2 route6,271m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
100%
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)
6
Largest scheme
38 homes · AREA E, NEWHAM MATERNITY HOSPITAL, AREA E, NEWHAM MATERNITY HOSPITAL, TOWER HAMLETS ROAD, CEMETERY ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

SITE OF, 4-26, SITE OF, 4-26, NEWCOMEN ROAD, HARROW ROAD (159-175), E1118 homes
completed
102-106, 102-106, Harrow Road, Leytonstone, E11 3QE8 homes
completed
243, 243, Cann Hall Road, Leytonstone, E11 3NL6 homes
completed
304, 304, Cann Hall Road, Leytonstone, E11 3NN5 homes
completed
90, 90, Vansittart Road, Forest Gate, E7 0AA4 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 3NN

Full postcodeE11 3NN
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.557451
Longitude0.016529
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