Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55352, -0.00440

E11 4HE— Cathall, Waltham Forest

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

The family fortress

 

Top 10% LondonSchools 100%Safety 72/100Transport 61/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
72
Schools
90
Transport
61
Environment
96
Investment
46

The bottom line

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

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Location

E11 4HE

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 4HE

🛡️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 4HE 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 · 19 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 · 7 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)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.2km

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£6,507/m²
Price per ft²£605/ft²
Avg floor area62 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£155,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

2013–2025 · CAGR

+5.2%

Total change

+84%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.2%

per year

Acceleration

+17.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2015£222k£297k+33.8%1
Pandemic surge2021–2021£357k£357k+0%2
Current market2024–2025£351k£408k+16.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
4.2 min walk
Stratford International

Nearby stations

Leyton Underground StationCentral
4 min walk
Stratford International DLR StationDLR
12 min walk
Stratford InternationalNational Rail
13 min walk
Maryland Rail StationElizabeth line
14 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
16 min walk
No bus stops within 400m

47

Walkability score

211

Footpaths (500m)

1

Santander docks (800m)

0.6 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

16

Car parks (800m)

14

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1111
Nearest car park146m
Santander docks (800m)1
Nearest cycle dock0.6 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: 6.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% 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

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

8 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

873

Parks (1km)

19

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 812 m
2 tennis courts

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)

607m

Post office

Nearby shops

Coltul Romanesc43 m
Wait On51 m
Sami58 m
Leyton Food107 m

Nearby cafes

Al Bader40 m
Cafe du Metro141 m
Farha146 m
Drapers Cafe271 m

Nearby restaurants

Pranzos Piri Piri48 m
We Serve Humans @ Leyton Star70 m
Sushifun77 m
Charminar Restaurant102 m

Nearby pubs

The Leyton Star70 m
The Birkbeck Tavern451 m
The Eagle515 m
Champions Bar611 m

Nearby gyms

The Gym371 m
More Yoga533 m
Anytime Fitness533 m
Muscle Basin Gym738 m

Nearby pharmacies

Asda419 m
Langthorne Pharmacy504 m
Salus Pharmacy553 m
Acheason Chemist656 m

Nearby health

J. Dineen Dental Surgery447 m
Langthorne Sharma Family Practice485 m
LL Medical Care492 m
Langthorne Health Centre500 m
Food hygiene (5-star)33% of 81

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

A

High street health

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 score17/100
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

50

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,841m
Crossrail 2 route4,887m

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)
11
Local approval rate
100%
Borough approval rate
82%
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)
166
Largest scheme
298 homes · North of Stratford Int. Stn. Zone 4, Plot N15, east of, North of Stratford Int. Stn. Zone 4, Plot N15, east of, North Avenue, South of Henrietta Street, E15
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
20, 20, Gordon Road, Stratford, E156 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 4HE

Full postcodeE11 4HE
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.553520
Longitude-0.004402
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