Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.56108, 0.00711

E11 4PP— Cathall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 66/100Transport 50/100Low yield 3.22%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
66
Schools
90
Transport
50
Environment
91
Investment
53

The bottom line

E11 4PP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £540,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E11 4PP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E11 4PP meets your needs.

Location

E11 4PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+3.8% vs London avg
vs London income-4.5% vs London avg
vs London crime+140.0% vs London avg

Deep-dive guides for E11 4PP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E11 4PP with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E11 4PP 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 4 min walk

6 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 121m

Crime is +140% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£540,000

Median sale price

Above London median by 4%

£540,000 is 4% above the London median (£520,000)

+8.2%

This year

Terraced

Dominant type

Price history

5-year change
-16.3%
Sales (24 months)5
New build0.0%
Avg terraced£548,825
Avg flat£378,500
Price per m²£6,977/m²
Price per ft²£648/ft²
Avg floor area76.8 m²

EPC breakdown

B
1%
C
15%
D
34%
E
10%
F
2%

Based on 62 properties · Confidence: high

Street mix

Terraced 95%Flat 5%

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£14,500
First-time buyerFTB
£5,750
Additional propertyBTL/2nd
£30,700

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

13.5×

Price-to-income

£2,701/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,000
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+7.9%

Total change

+873%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

+26.58

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 102 sales

Property Type Mix

Total: 102 sales

Terraced96.1%
Flat/maisonette3.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£106k+90.1%3.2
Post-dot-com plateau2001–2004£106k£191k+80.3%5.5
Pre-crash peak2005–2007£190k£229k+20.5%4.3
GFC & correction2008–2012£250k£243k-3%2.2
Help-to-Buy recovery2013–2016£220k£445k+102.3%2.2
Brexit uncertainty2017–2019£503k£495k-1.6%3.3
Pandemic surge2020–2021£583k£645k+10.7%4
Rate-rise correction2022–2023£608k£592k-2.6%2.5
Current market2024–2025£492k£540k+9.8%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
7.9%
District
8.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Leytonstone Underground StationCentral line
9.7 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
10 min walk
Leyton Underground StationCentral
13 min walk
Leyton Midland Road Rail StationSuffragette
18 min walk
No bus stops within 400m

45

Walkability score

244

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf36 min ↓
City ★34 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)

15

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)131
Nearest car park179m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Iceland· yes
696m

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 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 AONB83% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

743

Parks (1km)

36

Restaurants (800m)

15

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)

627m

Post office

Nearby shops

13 Express452 m
A&S Grocers474 m
La Valentino494 m
Dhillon Wines561 m

Nearby cafes

Chocoberry222 m
Ivy's Tiny Tea258 m
Matt Cup Roastery286 m
Coffee Garden290 m

Nearby restaurants

Pepe's Piri Piri77 m
Tazgi81 m
URBN Lounge & Grill81 m
Kenssy Chicken104 m

Nearby pubs

The Bell120 m
Calamity Tank271 m
Leytonstone Tavern363 m
Plough and Harrow449 m

Nearby gyms

Muscle Hut Leytonstone201 m
Leytonstone Leisure Centre211 m
Studio M272 m
Blueprint Fitness275 m

Nearby pharmacies

Burns Chemist469 m
Langthorne Pharmacy718 m
Acheason Chemist866 m
Safedale Pharmacy1.0 km

Nearby health

Harrow Road GP Practice301 m
I. E. Barmania's Dental Practice522 m
Hampton Surgery654 m
Lime Tree Surgery693 m
Food hygiene (5-star)39% of 117

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AWA CONSTRUCTION LTD
BILSLAND CONSULTING LTD
COREXBUILD LTD
DANUTDASCALU LTD
EUPHORIA LONDON LTD

+8 more

Investment

Investment grade, yield and market outlook

53

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

49.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,972m
Crossrail 2 route5,503m

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%
Price vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
16
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)
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
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
SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, SITE OF HORNBEAM & REDWOOD TOWERS, 1-2, HOLLYDOWN WAY, E1166 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 (£540,000)

£14,500

Standard buyer

£5,750

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.

Live in E11 4PP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E11 4PP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Waltham Forest with nearby boroughs:

Waltham Forest vs NewhamWaltham Forest vs RedbridgeWaltham Forest vs HackneyWaltham Forest vs Enfield

What else could £540k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E11 4PP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E11 4PP

Full postcodeE11 4PP
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.561084
Longitude0.007110
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