Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55680, 0.00168

E11 4HZ— Cathall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 83/100Transport 50/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
83
Schools
90
Transport
50
Environment
75
Investment
44

The bottom line

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

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Location

E11 4HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.5% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for E11 4HZ

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

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Postcode Personality

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

“The family fortress”

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How E11 4HZ 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 · 3 min walk

KS2: 102.7

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 13 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.6 incidents per 1,000 residents

Better than 61% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences36%
Other29%
Anti-social behaviour13%
Vehicle crime8%
Drug offences6%
Theft3%
Burglary3%
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 · 646m

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,152/m²
Price per ft²£664/ft²
Avg floor area40.1 m²

EPC breakdown

C
8%
D
8%
E
4%

Based on 20 properties · Confidence: medium

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£100,250
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 fuelelectricity (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

1999–2025 · CAGR

+6.4%

Total change

+404%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

-32.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£56k£64k+14.7%2
Post-dot-com plateau2001–2004£80k£128k+59.4%1.2
Pre-crash peak2007–2007£165k£165k+0%1
GFC & correction2009–2012£110k£120k+9.6%1.2
Help-to-Buy recovery2015–2016£185k£200k+8.1%1
Brexit uncertainty2017–2019£268k£250k-6.5%1
Rate-rise correction2022–2023£200k£272k+36%1
Current market2025–2025£283k£283k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.4%
District
6.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Leyton Underground StationCentral line
5.5 min walk
Leytonstone High Road

Nearby stations

Leyton Underground StationCentral
6 min walk
Leytonstone High Road Rail StationSuffragette
11 min walk
Leytonstone High RoadNational Rail
11 min walk
Maryland Rail StationElizabeth line
15 min walk
Leytonstone Underground StationCentral
17 min walk
No bus stops within 400m

38

Walkability score

226

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

21

Car parks (800m)

17

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)79
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
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: 6.7 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 64%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 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

2 min walk

70%

Recommend GP

70%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1119

Parks (1km)

33

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 879 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

296m

Post office

Nearby shops

News & Grocers135 m
Gospodina Magazin Românesc304 m
La Valentino318 m
A&S Grocers323 m

Nearby cafes

Cafe La Valentino336 m
Blancos Cafe400 m
Coffee Garden406 m
Ivy's Tiny Tea415 m

Nearby restaurants

Chinese & Pizza Tow293 m
Mr Chippy297 m
Sofra Hasjane312 m
Ambassador322 m

Nearby pubs

The Birkbeck Tavern130 m
Plough and Harrow304 m
Rama Dracula Wine House385 m
Le Regret392 m

Nearby gyms

Leytonstone Leisure Centre425 m
Muscle Hut Leytonstone460 m
The Gym598 m
Muscle Basin Gym687 m

Nearby pharmacies

Langthorne Pharmacy160 m
Burns Chemist325 m
Acheason Chemist444 m
Safedale Pharmacy606 m

Nearby health

LL Medical Care142 m
Langthorne Sharma Family Practice146 m
Langthorne Health Centre154 m
Community Dental Service173 m
Food hygiene (5-star)29% of 98

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

E

High street health

Registered businesses

PRIME TUITION FRANCHISING LIMITED

Investment

Investment grade, yield and market outlook

44

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 months2

Rental market

High

Demand

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

59.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,370m
Crossrail 2 route5,287m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,493 nationally

1,880

Est. population

10,521/km²

58%

Employed

37%

Degree educated

£40,100

Median income

10.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

24%
25%
24%
18%
Under 1824%
18–3425%
35–4924%
50–6418%
65+9%

Tenure

16%
27%
48%
Own outright9%
Own (mortgage)16%
Private rent27%
Social rent48%
Shared ownership0%
Rent free0%

Ethnicity

23%
19%
18%
26%
White British23%
White Other19%
Asian18%
Black26%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household55%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent48%
Private rent27%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
15
Local approval rate
100%
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)
18
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11216 homes
completed
CATHALL ROAD ESTATE (PHASE 2), CATHALL ROAD ESTATE (PHASE 2), CATHALL ROAD, E11102 homes
completed
3, 3, Langthorne Road, Leytonstone, E11 4HL79 homes
completed
SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, HOLLYDOWN WAY, E1166 homes
completed
LANGHORNE HOSPITAL, LANGHORNE HOSPITAL, LANGHORNE ROAD, E11 3HP32 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 4HZ

Full postcodeE11 4HZ
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.556798
Longitude0.001685
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