Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55349, 0.00502

E11 4HH— Cann Hall, Waltham Forest

Location and area intelligence for E11 4HH, Cann Hall, Waltham Forest

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 52/100Low yield 3.13%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
81
Schools
90
Transport
52
Environment
77
Investment
45

The bottom line

E11 4HH offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E11 4HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-4.5% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for E11 4HH

🛡️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 4HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Jenny Hammond Primary School

Not yet inspected · 3 min walk

KS2: 108.0

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 14 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 8 min walk

6 primaries · 0 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.6 incidents per 1,000 residents

Better than 52% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour22%
Other22%
Vehicle crime13%
Drug offences9%
Burglary5%
Theft3%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 833m

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area40.5 m²

EPC breakdown

C
9%
D
28%
E
22%
F
3%
G
4%

Based on 66 properties · Confidence: high

Street mix

Semi 10%Terraced 35%Flat 35%Other 20%

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£101,250
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+9.9%

Total change

+774%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.3%

per year

Acceleration

-48.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced45.5%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£68k£68k+0%2
Post-dot-com plateau2004–2004£100k£100k+0%2
Pre-crash peak2005–2007£280k£195k-30.4%1.7
Help-to-Buy recovery2013–2013£390k£390k+0%1
Pandemic surge2021–2021£590k£590k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.8% alpha

Flat/maisonette+2.8% α
Local
9.5%
District
6.7%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland Rail StationElizabeth line line
9.9 min walk
Maryland

Nearby stations

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

59

Walkability score

243

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria55 min ↑
Waterloo50 min ↑
Canary Wharf ★38 min
City39 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

22

Car parks (800m)

22

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)99
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

99%

Full fibre

72%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed419 Mbps
Median download415 Mbps
Superfast coverage99%
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: 6.6 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

HIGH ROAD SURGERY

DOCTORS SURGERY, 287 HIGH ROAD LEYTONSTONE, E11 4HH

0 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.7 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

1526

Parks (1km)

42

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

12

Convenience

Nearest supermarketAseda Trading · 474 m
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

230m

Post office

Nearby shops

F.A.M Halal Butcher26 m
F.A.M. Caribbean Groceries31 m
Mr Bakery42 m
Kelly's Newsagent54 m

Nearby cafes

Blancos Cafe39 m
Viva Afrik189 m
Cafe La Valentino363 m
The Farm Community Kitchen377 m

Nearby restaurants

Dixy Chicken6 m
Sancak Turkish Grill52 m
Rohi Kebab and Biryani58 m
Caribbean Flavours Restaurant65 m

Nearby pubs

Friends Bar & Restaurant23 m
Le Regret49 m
Rama Dracula Wine House82 m
Plough and Harrow408 m

Nearby gyms

Muscle Basin Gym268 m
Muscle Hut Leytonstone658 m
Leytonstone Leisure Centre750 m
Anytime Fitness781 m

Nearby pharmacies

Acheason Chemist10 m
Safedale Pharmacy174 m
Langthorne Pharmacy288 m
Burns Chemist390 m

Nearby health

High Road Surgery44 m
The Thatched House Dental Practice151 m
Lime Tree Surgery165 m
Community Dental Service272 m
Food hygiene (5-star)32% of 124

Business

Local businesses registered here

Active businesses
55
New (last 12 months)
12
Dissolved (last 12 months)
0
Industry diversity
36
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AAS MORLEYS LTD
AJ PRIME PROPERTY LIMITED
ALEXEZ LIMITED
ARESS CASH & CARRY LIMITED
BEYOND ABILITIES CIC

+15 more

Investment

Investment grade, yield and market outlook

45

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

41.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,171m
Crossrail 2 route5,540m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,609 nationally

1,740

Est. population

22,156/km²

57%

Employed

29%

Degree educated

£40,100

Median income

9.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

29%
24%
22%
18%
Under 1829%
18–3424%
35–4922%
50–6418%
65+8%

Tenure

14%
68%
Own outright4%
Own (mortgage)9%
Private rent14%
Social rent68%
Shared ownership5%
Rent free0%

Ethnicity

19%
19%
32%
White British19%
White Other12%
Asian19%
Black32%
Mixed11%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household52%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent69%
Private rent14%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
14
Local approval rate
70%
Borough approval rate
82%
Opportunity area
Olympic Legacy
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4134 homes
completed
3, 3, Langthorne Road, Leytonstone, E11 4HL79 homes
completed
LANGHORNE HOSPITAL, LANGHORNE HOSPITAL, LANGHORNE ROAD, E11 3HP32 homes
completed
PART AVENUE ROAD ESTATE, PART AVENUE ROAD ESTATE, THORNE CLOSE, VICTORIA ROAD, E1130 homes
completed
THE AVENUE ESTATE (PHASE 3), THE AVENUE ESTATE (PHASE 3), HALL ROAD, CROWNFIELD ROAD, E1529 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.3%
Ward turnout
26%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Sally LittlejohnLabour
Kischa GreenLabour
Keith RaynerLabour

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Key facts for E11 4HH

Full postcodeE11 4HH
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.553494
Longitude0.005016
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