Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55879, 0.00473

E11 4LS— Cathall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 66/100Transport 44/100Low yield 3.13%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
66
Schools
90
Transport
44
Environment
75
Investment
49

The bottom line

E11 4LS 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.

Less suited to Car-free commuters.

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Location

E11 4LS

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+140.0% vs London avg

Deep-dive guides for E11 4LS

🛡️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 4LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mayville Academy

Good · Inspected May 2024 · 2 min walk

KS2: 104.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 10 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

156.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+130% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour17%
Drug offences10%
Vehicle crime8%
Burglary6%
Theft5%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 342m

Crime is +140% above London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

C
8%
D
1%

Based on 9 properties · Confidence: low

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£176,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

2002–2021 · CAGR

+4.4%

Total change

+126%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-130.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£102k£102k+0%1
Pre-crash peak2006–2006£234k£234k+0%1
Pandemic surge2021–2021£231k£231k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Leytonstone High Road Rail StationSuffragette
7 min walk
Leytonstone High RoadNational Rail
7 min walk
Leyton Underground StationCentral
9 min walk
Leytonstone Underground StationCentral
14 min walk
Maryland Rail StationElizabeth line
18 min walk
No bus stops within 400m

45

Walkability score

211

Footpaths (500m)

0

Santander docks (800m)

1.3 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)

20

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)131
Nearest car park106m
Santander docks (800m)0
Nearest cycle dock1.3 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 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: 7.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

LIME TREE SURGERY

321 HIGH ROAD LEYTONSTONE, LEYTONSTONE, E11 4JT

4 min walk

84%

Recommend GP

84%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

977

Parks (1km)

31

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketAseda Trading · 1.1 km
1 swimming pools2 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)

0

Cinemas (2km)

364m

Post office

Nearby shops

A&S Grocers242 m
La Valentino258 m
Gospodina Magazin Românesc391 m
13 Express414 m

Nearby cafes

Ivy's Tiny Tea141 m
Coffee Garden153 m
Chocoberry161 m
Cafe La Valentino271 m

Nearby restaurants

Titanic Kitchen & Lounge140 m
Defne141 m
Noted Eel & Pie House144 m
Bombay Kebab Original149 m

Nearby pubs

Plough and Harrow208 m
The Bell366 m
The Birkbeck Tavern418 m
Leytonstone Tavern447 m

Nearby gyms

Leytonstone Leisure Centre161 m
Muscle Hut Leytonstone166 m
Studio M577 m
Blueprint Fitness579 m

Nearby pharmacies

Burns Chemist239 m
Langthorne Pharmacy416 m
Acheason Chemist599 m
Safedale Pharmacy757 m

Nearby health

Harrow Road GP Practice243 m
I. E. Barmania's Dental Practice281 m
LL Medical Care412 m
Langthorne Health Centre414 m
Food hygiene (5-star)36% of 113

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

TUC ED LTD

Investment

Investment grade, yield and market outlook

49

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

36.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,668m
Crossrail 2 route5,484m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,193 nationally

1,935

Est. population

15,879/km²

58%

Employed

36%

Degree educated

£40,100

Median income

7.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

21%
28%
22%
19%
Under 1821%
18–3428%
35–4922%
50–6419%
65+9%

Tenure

30%
49%
Own outright7%
Own (mortgage)12%
Private rent30%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

21%
16%
16%
36%
White British21%
White Other16%
Asian16%
Black36%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household54%
Unemployed8%
No qualifications20%

Housing tenure (Census 2021)

Social rent49%
Private rent30%

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)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
17
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)
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)

CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11216 homes
completed
LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11106 homes
completed
CATHALL ROAD ESTATE (PHASE 2), CATHALL ROAD ESTATE (PHASE 2), CATHALL ROAD, E11102 homes
completed
CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD ESTATE (PHASE III), CATHALL ROAD, E1179 homes
completed
3, 3, Langthorne Road, Leytonstone, E11 4HL79 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 4LS

Full postcodeE11 4LS
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.558787
Longitude0.004730
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