Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55684, -0.00456

E11 4ER— Cathall, Waltham Forest

Location and area intelligence for E11 4ER, Cathall, Waltham Forest

The family fortress

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 65/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
71
Safety
72
Schools
90
Transport
65
Environment
74
Investment
46

The bottom line

E11 4ER offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

E11 4ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+85.0% vs London avg

Deep-dive guides for E11 4ER

🛡️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 4ER has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Downsell Primary School

Good · Inspected Nov 2023 · 6 min walk

KS2: 102.7

—

Secondary

Norlington School and 6th Form

Not yet inspected · 15 min walk

P8: +0.35A8: 52.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

120.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+77% vs borough

Crime by type

Other26%
Anti-social behaviour20%
Violence & sexual offences18%
Theft10%
Drug offences8%
Vehicle crime7%
Robbery5%
Burglary5%

Road safety

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.1km

Crime is +85% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,664/m²
Price per ft²£712/ft²
Avg floor area84.9 m²

EPC breakdown

C
23%
D
18%
E
6%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 15%Terraced 60%Flat 25%

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£212,250
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

1999–2025 · CAGR

+8.5%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.9%

per year

Acceleration

+127.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached15.8%
Terraced57.9%
Flat/maisonette26.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£75k£93k+24.3%2.5
Post-dot-com plateau2001–2002£132k£197k+49%2
Pre-crash peak2005–2005£245k£245k+0%1
GFC & correction2011–2011£240k£240k+0%2
Help-to-Buy recovery2015–2016£278k£345k+24.1%1.5
Rate-rise correction2022–2023£548k£330k-39.8%1.5
Current market2025–2025£620k£620k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
6.9%
District
7.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Leyton Underground StationCentral line
0.4 min walk
Stratford International

Nearby stations

Leyton Underground StationCentral
1 min walk
Leytonstone High Road Rail StationSuffragette
15 min walk
Stratford International DLR StationDLR
17 min walk
Stratford InternationalNational Rail
17 min walk
Maryland Rail StationElizabeth line
17 min walk
No bus stops within 400m

43

Walkability score

219

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria43 min ↑
Waterloo41 min ↑
Canary Wharf30 min ↓
City ★29 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

13

Car parks (800m)

13

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)973
Nearest car park388m
Santander docks (800m)0
Nearest cycle dock0.8 km

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 46%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

FRANCIS ROAD MEDICAL CENTRE

94 FRANCIS ROAD, LEYTON, E10 6PP

7 min walk

79%

Recommend GP

79%

Overall GP experience

13

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

583

Parks (1km)

25

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.2 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

696m

Post office

Nearby shops

Food City172 m
Meat United Butcher Ltd184 m
The Sunrise Shop189 m
Leyton Food277 m

Nearby cafes

Cafe du Metro241 m
Costa277 m
Shaketown314 m
Al Bader378 m

Nearby restaurants

Subway178 m
Best Fried Chicken222 m
Doner King230 m
KFC232 m

Nearby pubs

Champions Bar271 m
The Leyton Engineer302 m
The Birkbeck Tavern307 m
The Leyton Star308 m

Nearby gyms

The Gym169 m
Score Leisure Centre636 m
Leytonstone Leisure Centre726 m
Pause852 m

Nearby pharmacies

Asda335 m
Langthorne Pharmacy496 m
Leyton Orient Pharmacy689 m
Burns Chemist758 m

Nearby health

J. Dineen Dental Surgery146 m
Langthorne Sharma Family Practice469 m
LL Medical Care472 m
Langthorne Health Centre488 m
Food hygiene (5-star)31% of 102

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FAR TRADERS LTD
GNI ACCOUNTING SERVICES LTD
TANOLI CONSTRUCTION LTD

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

59.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,154m
Crossrail 2 route4,854m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,617 nationally

1,555

Est. population

18,614/km²

63%

Employed

38%

Degree educated

£41,000

Median income

8.4%

Claimant rate

Urban coreVery high densityRenters

33

Community stability

Age profile

16%
34%
25%
14%
Under 1816%
18–3434%
35–4925%
50–6414%
65+11%

Tenure

25%
14%
46%
15%
Own outright25%
Own (mortgage)14%
Private rent46%
Social rent15%
Shared ownership0%
Rent free0%

Ethnicity

16%
29%
28%
14%
White British16%
White Other29%
Asian28%
Black14%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household59%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent46%
Social rent15%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
15
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
42 homes · LAND AT REAR OF, 5-29, LAND AT REAR OF, 5-29, RUCKHOLT CLOSE AND AT (1-3), E10
Pipeline pressure
NONE

Named schemes (500m)

Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ32 homes
completed
South side of, South side of, Maud Road, Leyton, E1025 homes
completed
CORPUS CHRISTI SITE, CORPUS CHRISTI SITE, GOODALL ROAD, E11 4EP24 homes
completed
Municipal Offices, Municipal Offices, High Road Leyton, Leyton, E10 5QJ17 homes
completed
Leyton Municipal Offices, Leyton Municipal Offices, High Road, Leyton, E10 5QJ16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
36.9%
Ward turnout
25%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Naheed AsgharLabour
Jonathan Gerrard O'DeaLabour

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Key facts for E11 4ER

Full postcodeE11 4ER
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.556841
Longitude-0.004560
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