Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.56201, 0.00627

E11 4PU— Cathall, Waltham Forest

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

The family fortress

 

Top 10% LondonSchools 100%Safety 85/100Transport 56/100Low yield 2.29%

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
85
Schools
90
Transport
56
Environment
73
Investment
43

The bottom line

E11 4PU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £760,000 median — a strong choice for Families.

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Location

E11 4PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+46.2% vs London avg
vs London income-4.5% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for E11 4PU

🛡️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 4PU 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 · 3 min walk

KS2: 104.9

—

Secondary

Connaught School for Girls

Not yet inspected · Inspected Feb 2025 · 6 min walk

P8: -0.12A8: 51.5

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.1 incidents per 1,000 residents

Better than 74% of London
→ Stable

-47% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour26%
Other18%
Vehicle crime18%
Burglary4%
Theft3%
Drug offences0%
Robbery0%

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 · 228m

Crime is 44% below 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.

£760,000

Median sale price

Top 25% — 46% above London median

£760,000 is 46% above the London median (£520,000)

-22.5%

This year

Terraced

Dominant type

Price history

5-year change
+27.6%
Sales (24 months)5
New build0.0%
Avg terraced£770,000
Avg flat£409,125
Price per m²£10,201/m²
Price per ft²£948/ft²
Avg floor area73.7 m²

EPC breakdown

A
1%
C
23%
D
35%
E
4%
F
2%

Based on 65 properties · Confidence: high

Street mix

Terraced 70%Flat 29%Other 1%

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£25,500
First-time buyerFTB
£25,500
Additional propertyBTL/2nd
£48,300

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

19.0×

Price-to-income

£3,802/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£184,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+700%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.6%

per year

Acceleration

-4.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 72 sales

Property Type Mix

Total: 72 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£82k+44.7%2.2
Post-dot-com plateau2001–2004£93k£132k+41.8%5
Pre-crash peak2005–2007£210k£310k+47.6%3.3
GFC & correction2009–2012£227k£260k+14.7%2.2
Help-to-Buy recovery2014–2016£455k£600k+31.9%1.7
Brexit uncertainty2017–2019£545k£600k+10.1%1.5
Pandemic surge2020–2021£538k£596k+10.8%3
Rate-rise correction2022–2022£780k£780k+0%1
Current market2024–2025£613k£456k-25.6%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Terraced

+0.9% alpha

Flat/maisonette+1.5% α
Local
7.2%
District
5.7%
Terraced+0.9% α
Local
9.5%
District
8.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Leytonstone High Road Rail StationSuffragette
3 min walk
Leytonstone High RoadNational Rail
3 min walk
Leytonstone Underground StationCentral
9 min walk
Leyton Underground StationCentral
13 min walk
Leyton Midland Road Rail StationSuffragette
16 min walk
No bus stops within 400m

45

Walkability score

232

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)

12

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)131
Nearest car park154m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Iceland· yes
616m

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 waterNONE
No assessed surface water flood risk
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 AONB23% green spaceTree canopy: 70%
More green space than 78% 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

5 min walk

70%

Recommend GP

70%

Overall GP experience

11

GPs within 1km

4

Dentists within 1km

8

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

616

Parks (1km)

39

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.4 km
2 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)

721m

Post office

Nearby shops

13 Express396 m
Dhillon Wines525 m
SVA Food & Wine541 m
Garlands Express554 m

Nearby cafes

Matt Cup Roastery258 m
George's Cafe298 m
Flavaz Grill & Kitchen308 m
Chocoberry329 m

Nearby restaurants

Tazgi163 m
Grill Chill166 m
Kenssy Chicken167 m
Pepe's Piri Piri167 m

Nearby pubs

The Bell216 m
Calamity Tank242 m
Stone Mini Market433 m
Leytonstone Tavern475 m

Nearby gyms

Blueprint Fitness235 m
Leytonstone Leisure Centre237 m
Studio M239 m
Muscle Hut Leytonstone307 m

Nearby pharmacies

Burns Chemist569 m
Langthorne Pharmacy787 m
Acheason Chemist960 m
Safedale Pharmacy1.1 km

Nearby health

Harrow Road GP Practice416 m
Hampton Surgery536 m
I. E. Barmania's Dental Practice621 m
LL Medical Care781 m
Food hygiene (5-star)41% of 126

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ANGEL 85 LTD
ANIMASANA LTD.
BUYONCLICK LIMITED
DALIYA & MONSA LTD
DAWSON PROPERTY PARTNERSHIP LTD

+12 more

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

75.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,030m
Crossrail 2 route5,399m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,742 nationally

1,883

Est. population

30,000/km²

73%

Employed

52%

Degree educated

£40,100

Median income

6.3%

Claimant rate

Inner cityVery high densityEstablished mixed

39

Community stability

Age profile

24%
29%
26%
14%
Under 1824%
18–3429%
35–4926%
50–6414%
65+6%

Tenure

16%
30%
37%
17%
Own outright16%
Own (mortgage)30%
Private rent37%
Social rent17%
Shared ownership0%

Ethnicity

30%
23%
20%
13%
White British30%
White Other23%
Asian20%
Black13%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household45%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent37%
Social rent17%

vs. London

Income vs London-4.5%
Price vs London+46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
19
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
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 (£760,000)

£25,500

Standard buyer

£25,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E11 4PU

Full postcodeE11 4PU
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.562007
Longitude0.006271
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