Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55618, -0.00244

E11 4ET— Cathall, Waltham Forest

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

The family fortress

 

Top 13% LondonSchools 100%Safety 86/100Transport 63/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
86
Schools
90
Transport
63
Environment
75
Investment
46

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how E11 4ET scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 4ET meets your needs.

Location

E11 4ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for E11 4ET

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 4ET with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E11 4ET 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 · 4 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.2 incidents per 1,000 residents

Better than 76% of London
→ Stable

-50% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences26%
Vehicle crime17%
Other13%
Drug offences6%
Theft4%
Burglary4%
Robbery1%

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)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 917m

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,445/m²
Price per ft²£692/ft²
Avg floor area87.2 m²

EPC breakdown

C
21%
D
34%
E
16%
G
1%

Based on 72 properties · Confidence: high

Street mix

Semi 3%Terraced 65%Flat 32%

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£218,000
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, no insulation (assumed)
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

1996–2025 · CAGR

+8.3%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.2%

per year

Acceleration

-29.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached3.1%
Terraced67.2%
Flat/maisonette29.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£123k+105%3
Post-dot-com plateau2001–2004£102k£153k+49.6%3
Pre-crash peak2005–2007£229k£175k-23.6%4.7
GFC & correction2008–2011£310k£250k-19.4%1.3
Help-to-Buy recovery2014–2015£309k£465k+50.5%2.5
Brexit uncertainty2017–2019£455k£513k+12.6%2.3
Rate-rise correction2022–2022£596k£596k+0%2
Current market2024–2025£692k£600k-13.2%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Weakest performer

Terraced

-0.9% alpha

Flat/maisonette+2.7% α
Local
11.9%
District
9.2%
Terraced-0.9% α
Local
7.6%
District
8.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Leyton Underground StationCentral line
2.4 min walk
Stratford International

Nearby stations

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

37

Walkability score

188

Footpaths (500m)

0

Santander docks (800m)

0.9 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

14

Car parks (800m)

15

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)973
Nearest car park463m
Santander docks (800m)0
Nearest cycle dock0.9 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 waterMEDIUM
Medium
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: 6.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.7 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

LL MEDICAL CARE LTD

13 LANGTHORNE ROAD, E11 4HX

4 min walk

70%

Recommend GP

70%

Overall GP experience

13

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.4 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

826

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 1.1 km
2 tennis courts1 swimming pools1 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)

2

Cinemas (2km)

551m

Post office

Nearby shops

News & Grocers164 m
Food City210 m
Meat United Butcher Ltd216 m
The Sunrise Shop218 m

Nearby cafes

Cafe du Metro247 m
Al Bader350 m
Costa393 m
Farha465 m

Nearby restaurants

Best Fried Chicken236 m
Restaurant Glorioso259 m
Orient Chicken & Pizza266 m
We Serve Humans @ Leyton Star294 m

Nearby pubs

The Birkbeck Tavern165 m
The Leyton Star287 m
Champions Bar425 m
The Leyton Engineer460 m

Nearby gyms

The Gym312 m
Leytonstone Leisure Centre654 m
Muscle Hut Leytonstone740 m
Muscle Basin Gym789 m

Nearby pharmacies

Langthorne Pharmacy334 m
Asda465 m
Acheason Chemist604 m
Burns Chemist616 m

Nearby health

Langthorne Sharma Family Practice307 m
J. Dineen Dental Surgery310 m
LL Medical Care310 m
Langthorne Health Centre326 m
Food hygiene (5-star)28% of 82

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ABMB HEALTHCARE LIMITED
ABSM CONSTRUCTION LTD
ALB BASEMENT & CONSTRUCTION LTD
CONSTRUCTION INVESTMENT PROJECT LIMITED
GIO-SIMON LIMITED

+10 more

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

61.3

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 route9,164m
Crossrail 2 route5,006m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,734 nationally

2,020

Est. population

30,000/km²

70%

Employed

42%

Degree educated

£40,100

Median income

7.1%

Claimant rate

Urban coreVery high densityEstablished mixed

31

Community stability

Age profile

18%
34%
27%
14%
Under 1818%
18–3434%
35–4927%
50–6414%
65+8%

Tenure

21%
20%
53%
Own outright21%
Own (mortgage)20%
Private rent53%
Social rent7%
Shared ownership0%

Ethnicity

19%
37%
25%
White British19%
White Other37%
Asian25%
Black10%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household53%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent53%
Social rent7%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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)
16
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)
15
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
LAND ADJACENT, 33, LAND ADJACENT, 33, WEBSTER ROAD, E1112 homes
completed
PART OF CORPUS CHRISTI SCHOOL SITE, PART OF CORPUS CHRISTI SCHOOL SITE, GOODALL ROAD, E11 4EP12 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

Live in E11 4ET? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 4ET.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

Similar postcodes

Frequently asked questions

📍 Track E11 4ET

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E11 4ET

Full postcodeE11 4ET
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.556175
Longitude-0.002439
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