Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.56067, 0.00796

E11 4PB— Cathall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 66/100Transport 47/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
66
Schools
90
Transport
47
Environment
96
Investment
40

The bottom line

E11 4PB 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 4PB

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 4PB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E11 4PB 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 · 8 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 3 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)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

24

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 51m

Crime is +140% 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£5,224/m²
Price per ft²£485/ft²
Avg floor area32.8 m²

EPC breakdown

B
1%
C
38%
D
88%
E
16%

Based on 143 properties · Confidence: high

Street mix

Semi 3%Terraced 31%Flat 50%Other 16%

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£82,000
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.4%

Total change

+218%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

-20.89

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached4.2%
Terraced37.5%
Flat/maisonette58.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£68k+22.7%1.5
Post-dot-com plateau2001–2004£55k£223k+304.5%1.5
Pre-crash peak2005–2007£140k£230k+64.9%3.3
GFC & correction2012–2012£300k£300k+0%1
Help-to-Buy recovery2013–2014£150k£141k-6%1
Brexit uncertainty2018–2018£173k£173k+0%1
Current market2025–2025£175k£175k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+7.4% alpha

Weakest performer

Flat/maisonette

-6.1% alpha

Terraced+7.4% α
Local
19.9%
District
12.5%
Flat/maisonette-6.1% α
Local
1.1%
District
7.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Leytonstone High Road Rail StationSuffragette
4 min walk
Leytonstone High RoadNational Rail
4 min walk
Leytonstone Underground StationCentral
11 min walk
Leyton Underground StationCentral
13 min walk
Leyton Midland Road Rail StationSuffragette
19 min walk
No bus stops within 400m

45

Walkability score

245

Footpaths (500m)

0

Santander docks (800m)

1.6 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

24

Car parks (800m)

13

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)131
Nearest car park111m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Iceland· yes
730m

Connectivity

Broadband and mobile coverage

100%

Full fibre

76%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed406 Mbps
Median download404 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: 7.3 km away✗ Not Green Belt✗ Not AONB97% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

HARROW ROAD GP CENTRE

2-8 HARROW ROAD, LEYTONSTONE, E11 3QF

3 min walk

70%

Recommend GP

70%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

775

Parks (1km)

34

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.3 km
1 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

596m

Post office

Nearby shops

A&S Grocers439 m
La Valentino459 m
13 Express517 m
Dhillon Wines617 m

Nearby cafes

Chocoberry188 m
Ivy's Tiny Tea226 m
Coffee Garden254 m
Matt Cup Roastery300 m

Nearby restaurants

URBN Lounge & Grill49 m
Pepe's Piri Piri55 m
Exceline Pan African Cuisine60 m
Tazgi66 m

Nearby pubs

The Bell64 m
Calamity Tank287 m
Leytonstone Tavern288 m
Plough and Harrow418 m

Nearby gyms

Muscle Hut Leytonstone168 m
Leytonstone Leisure Centre252 m
Studio M291 m
Blueprint Fitness296 m

Nearby pharmacies

Burns Chemist434 m
Langthorne Pharmacy709 m
Acheason Chemist832 m
Safedale Pharmacy972 m

Nearby health

Harrow Road GP Practice246 m
I. E. Barmania's Dental Practice488 m
Lime Tree Surgery663 m
LL Medical Care709 m
Food hygiene (5-star)39% of 110

Business

Local businesses registered here

Active businesses
100
New (last 12 months)
13
Dissolved (last 12 months)
0
Industry diversity
43
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

71 SUNNINGDALE LTD
A FADES STUDIO LTD
ALITRADEK LIMITED
ALL SEASON CARPET LIMITED
ALLADIN'S CAVE LTD

+15 more

Investment

Investment grade, yield and market outlook

40

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

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

8/100

Velocity score

Future outlook

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,961m
Crossrail 2 route5,578m

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)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
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)
19
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
675-683, 675-683, High Road, Leytonstone, E1141 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 4PB

Full postcodeE11 4PB
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.560665
Longitude0.007957
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