Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55891, 0.01656

E11 3QA— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 74/100Transport 37/100Low yield 2.82%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
74
Schools
100
Transport
37
Environment
83
Investment
48

The bottom line

E11 3QA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £616,800 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E11 3QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+18.6% vs London avg
vs London income+5.0% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for E11 3QA

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E11 3QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Davies Lane Primary School

Outstanding · Inspected Jun 2024 · 9 min walk

KS2: 107.9

—

Secondary

Forest Gate Community School

Not yet inspected · 14 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 · 5 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 579m

Crime is +64% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£616,800

Median sale price

Above London median by 19%

£616,800 is 19% above the London median (£520,000)

+23.0%

This year

Terraced

Dominant type

Price history

5-year change
+43.4%
Sales (24 months)6
New build0.0%
Avg terraced£616,800
Price per m²£7,691/m²
Price per ft²£714/ft²
Avg floor area82.9 m²

EPC breakdown

B
1%
C
25%
D
23%
E
3%
F
1%
G
2%

Based on 55 properties · Confidence: high

Street mix

Terraced 98%Flat 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£18,340
First-time buyerFTB
£9,590
Additional propertyBTL/2nd
£36,844

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

14.0×

Price-to-income

£3,086/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£207,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.8%

Total change

+1045%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.7%

per year

Acceleration

+27.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 80 sales

Property Type Mix

Total: 80 sales

Terraced97.5%
Flat/maisonette2.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£57k£76k+33.3%3.5
Post-dot-com plateau2001–2004£110k£188k+70.9%3
Pre-crash peak2005–2007£220k£250k+13.6%3
GFC & correction2008–2012£250k£219k-12.5%1.8
Help-to-Buy recovery2013–2016£237k£446k+88.2%3
Brexit uncertainty2017–2019£433k£398k-8.1%2
Pandemic surge2020–2021£830k£430k-48.2%3
Rate-rise correction2022–2022£590k£590k+0%5
Current market2024–2025£545k£653k+19.7%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
8.8%
District
8.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing4
Trend Position10

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
14.2 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
15 min walk
Leytonstone Underground StationCentral
15 min walk
No bus stops within 400m

28

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

1.9 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

17

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)90
Nearest car park196m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
196m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalWhipps Cross University Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

742

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.2 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

739m

Post office

Nearby shops

Minute Mart313 m
Wildgoose Bakery and Cafe614 m
Krishna News621 m
Caner Supermarket626 m

Nearby cafes

Tamping Grounds140 m
El Cafecito/Belle Juin165 m
The Wanstead Kitchen480 m
Tres Marias630 m

Nearby restaurants

Papi's Munchies266 m
LDF Chicken Specialists305 m
Big Boyz Burger365 m
URBN Lounge & Grill622 m

Nearby pubs

The Rookwood Village122 m
Pretty Decent Beer Co Taproom273 m
Leytonstone Tavern375 m
Joyau411 m

Nearby gyms

E7 Movement586 m
Muscle Hut Leytonstone665 m
Studio M699 m
Blueprint Fitness711 m

Nearby pharmacies

Burns Chemist742 m

Nearby health

Park Vue Dental Practice140 m
Harrow Road GP Practice582 m
I. E. Barmania's Dental Practice773 m
Food hygiene (5-star)41% of 32

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

DAVID JOSEPH LTD
JOANNE DAWN GURNEY LTD
M & O COURIER LTD
NATIONAL FOOD SERVICE LONDON CIC
STERICH (UK) LIMITED

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

66.1

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,097m
Crossrail 2 route6,187m

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%
Price vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
2
Planning apps (3 years)
8
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)
3
Largest scheme
31 homes · 1 Sansom Road, Leytonstone, London, E11 3HD, Former Lansdowne Road Car Park, E11 3HD
Pipeline pressure
NONE

Named schemes (500m)

SITE OF, 4-26, SITE OF, 4-26, NEWCOMEN ROAD, HARROW ROAD (159-175), E1118 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
243, 243, Cann Hall Road, Leytonstone, E11 3NL6 homes
completed
Acacia Works, 83a, Acacia Works, 83a, Acacia Road, E116 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 (£616,800)

£18,340

Standard buyer

£9,590

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 3QA

Full postcodeE11 3QA
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.558908
Longitude0.016565
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