Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55682, 0.01310

E11 3PD— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 36/100Low yield 3.13%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
74
Schools
60
Transport
36
Environment
83
Investment
42

The bottom line

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

Less suited to Car-free commuters.

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Location

E11 3PD

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 3PD

🛡️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 3PD 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

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 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

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

2

Incidents (1yr)

22

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 522m

Crime is +64% above London average

Property

Prices, sales volume and market trends

Avg floor area34.3 m²

EPC breakdown

C
42%
D
1%

Based on 43 properties · Confidence: high

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£85,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (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
15.8 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
13 min walk
Forest Gate Rail StationElizabeth line
14 min walk
Leyton Underground StationCentral
16 min walk
No bus stops within 400m

35

Walkability score

110

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

20

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)107
Nearest car park22m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
503m

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

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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 · 2.4 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

1140

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketAseda Trading · 1.0 km
1 tennis courts1 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)

549m

Post office

Nearby shops

Minute Mart110 m
Krishna News287 m
Cascais Delicatessen368 m
Caner Supermarket466 m

Nearby cafes

El Cafecito/Belle Juin193 m
Tres Marias296 m
The Farm Community Kitchen301 m
Tamping Grounds350 m

Nearby restaurants

Big Boyz Burger90 m
LDF Chicken Specialists116 m
Papi's Munchies318 m
WF Catering at Jenny Hammond Primary School410 m

Nearby pubs

Leytonstone Tavern280 m
The Rookwood Village318 m
Pretty Decent Beer Co Taproom323 m
Joyau424 m

Nearby gyms

Muscle Hut Leytonstone504 m
E7 Movement578 m
Leytonstone Leisure Centre712 m
Studio M758 m

Nearby pharmacies

Burns Chemist467 m
Acheason Chemist674 m
Safedale Pharmacy730 m
Langthorne Pharmacy772 m

Nearby health

Park Vue Dental Practice363 m
Harrow Road GP Practice386 m
I. E. Barmania's Dental Practice483 m
Lime Tree Surgery588 m
Food hygiene (5-star)35% of 78

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

42

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 score19/100
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

29.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,775m
Crossrail 2 route6,077m

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)
11
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
Land Corner Acacia Road, Land Corner Acacia Road, Sansom Road, Leytonstone, E10 4QD8 homes
completed
102-106, 102-106, Harrow Road, Leytonstone, E11 3QE8 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 3PD

Full postcodeE11 3PD
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.556818
Longitude0.013097
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