Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55642, -0.00387

E11 4ES— Cathall, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 65/100Low yield 3.13%

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
69
Safety
72
Schools
90
Transport
65
Environment
74
Investment
58

The bottom line

E11 4ES 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 4ES

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 4ES

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E11 4ES 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 · 5 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 11 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 989m

Crime is +85% above London average

Property

Prices, sales volume and market trends

Avg floor area81.2 m²

EPC breakdown

C
7%
D
1%
E
2%

Based on 10 properties · Confidence: medium

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£203,000
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, as built, insulated (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

1998–2008 · CAGR

+12.2%

Total change

+215%

Market Activity

Price Velocity & Acceleration

Current Velocity

+149.2%

per year

Acceleration

+122.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£127k£127k+0%1
Post-dot-com plateau2001–2001£161k£161k+0%1
GFC & correction2008–2008£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
1.2 min walk
Stratford International

Nearby stations

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

41

Walkability score

202

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)

15

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)973
Nearest car park417m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.6 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

8 min walk

79%

Recommend GP

79%

Overall GP experience

13

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

661

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.1 km
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

762m

Post office

Nearby shops

Food City149 m
Meat United Butcher Ltd159 m
The Sunrise Shop163 m
Leyton Food242 m

Nearby cafes

Cafe du Metro209 m
Costa302 m
Al Bader338 m
Shaketown380 m

Nearby restaurants

Best Fried Chicken192 m
Subway224 m
Restaurant Glorioso225 m
Orient Chicken & Pizza234 m

Nearby pubs

The Birkbeck Tavern259 m
The Leyton Star268 m
Champions Bar338 m
The Leyton Engineer369 m

Nearby gyms

The Gym212 m
Score Leisure Centre697 m
Leytonstone Leisure Centre713 m
Anytime Fitness851 m

Nearby pharmacies

Asda370 m
Langthorne Pharmacy437 m
Acheason Chemist704 m
Burns Chemist712 m

Nearby health

J. Dineen Dental Surgery209 m
Langthorne Sharma Family Practice409 m
LL Medical Care413 m
Langthorne Health Centre429 m
Food hygiene (5-star)27% of 86

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

LM MERRITT LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

46.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,137m
Crossrail 2 route4,905m

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
15
Local approval rate
0%
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)
14
Largest scheme
79 homes · 3, 3, Langthorne Road, Leytonstone, E11 4HL
Pipeline pressure
NONE

Named schemes (500m)

South side of, South side of, Maud Road, Leyton, E1025 homes
completed
CORPUS CHRISTI SITE, CORPUS CHRISTI SITE, GOODALL ROAD, E11 4EP24 homes
completed
PART OF CORPUS CHRISTI SCHOOL SITE, PART OF CORPUS CHRISTI SCHOOL SITE, GOODALL ROAD, E11 4EP12 homes
completed
LAND ADJACENT, 33, LAND ADJACENT, 33, WEBSTER ROAD, E1112 homes
completed
L/A 31, L/A 31, Colville Road, Leytonstone, E118 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 4ES

Full postcodeE11 4ES
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.556415
Longitude-0.003872
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