Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55417, -0.00289

E11 4HF— Cathall, Waltham Forest

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

The family fortress

 

Top 10% LondonSchools 100%Safety 86/100Transport 61/100Yield 3.85%

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
86
Schools
90
Transport
61
Environment
77
Investment
46

The bottom line

E11 4HF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £452,500 median — a strong choice for Families.

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Location

E11 4HF

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 avg price-13.0% vs London avg
vs London income-4.5% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for E11 4HF

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 4HF 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 · 18 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 · 8 min walk

6 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.1km

Crime is 47% below 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.

£452,500

Median sale price

13% below London median

£452,500 is 13% below the London median (£520,000)

-12.2%

This year

Terraced

Dominant type

Price history

5-year change
+0.6%
Sales (24 months)6
New build0.0%
Avg terraced£666,250
Avg flat£315,000
Price per m²£5,699/m²
Price per ft²£529/ft²
Avg floor area77.5 m²

EPC breakdown

B
1%
C
17%
D
47%
E
10%
F
1%
G
3%

Based on 79 properties · Confidence: high

Street mix

Semi 5%Terraced 56%Flat 39%

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£10,125
First-time buyerFTB
£1,375
Additional propertyBTL/2nd
£23,700

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

11.3×

Price-to-income

£2,264/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£193,750
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

1995–2025 · CAGR

+4.4%

Total change

+264%

Market Activity

Price Velocity & Acceleration

Current Velocity

-70.0%

per year

Acceleration

-129.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 97 sales

Property Type Mix

Total: 97 sales

Semi-detached5.2%
Terraced59.8%
Flat/maisonette35.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£112k+104.5%2.3
Post-dot-com plateau2001–2004£117k£235k+100.9%5.8
Pre-crash peak2005–2007£178k£250k+40.8%5.3
GFC & correction2008–2011£215k£305k+41.9%2
Help-to-Buy recovery2013–2016£199k£448k+124.9%4.2
Brexit uncertainty2017–2019£590k£378k-35.9%1.3
Pandemic surge2020–2021£538k£450k-16.3%1.5
Rate-rise correction2022–2023£579k£417k-28%2.5
Current market2024–2025£666k£200k-70%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced+0.7% α
Local
9.1%
District
8.4%
Flat/maisonette-1.7% α
Local
2.8%
District
4.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
4.1 min walk
Stratford International

Nearby stations

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

45

Walkability score

195

Footpaths (500m)

1

Santander docks (800m)

0.7 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)

16

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)975
Nearest car park273m
Santander docks (800m)1
Nearest cycle dock0.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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: 6.2 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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

LL MEDICAL CARE LTD

13 LANGTHORNE ROAD, E11 4HX

5 min walk

70%

Recommend GP

70%

Overall GP experience

13

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1011

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 892 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)

707m

Post office

Nearby shops

Sami152 m
Wait On153 m
Leyton Food155 m
Coltul Romanesc170 m

Nearby cafes

Al Bader164 m
Cafe du Metro166 m
Farha247 m
Drapers Cafe367 m

Nearby restaurants

We Serve Humans @ Leyton Star144 m
Orient Chicken & Pizza157 m
Restaurant Glorioso159 m
Pranzos Piri Piri175 m

Nearby pubs

The Leyton Star137 m
The Birkbeck Tavern330 m
Le Regret547 m
The Eagle562 m

Nearby gyms

The Gym378 m
Anytime Fitness601 m
More Yoga607 m
Muscle Basin Gym675 m

Nearby pharmacies

Langthorne Pharmacy379 m
Asda472 m
Acheason Chemist558 m
Salus Pharmacy642 m

Nearby health

Langthorne Sharma Family Practice359 m
LL Medical Care366 m
Langthorne Health Centre374 m
Community Dental Service386 m
Food hygiene (5-star)31% of 71

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

FOLLOW L’AMOUR LTD
IGI PROJECTS LTD
LIGHTCODE LTD
MAGNIFICENT TUSCANY LTD
PULSETREKX LTD

+4 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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

58.9

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 route8,956m
Crossrail 2 route4,988m

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%
Price vs London-13.0%

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)
14
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)
168
Largest scheme
243 homes · Zone 4 Plot N26, north of, Zone 4 Plot N26, north of, Alma Street, Crescent Gardens, Stratford, E15
Pipeline pressure
NONE

Named schemes (500m)

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
Childrens Home, 190-192, Childrens Home, 190-192, High Road, Leyton, E106 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£452,500)

£10,125

Standard buyer

£1,375

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 4HF

Full postcodeE11 4HF
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.554169
Longitude-0.002888
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