Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.56278, 0.00804

E11 4RF— Cathall, Waltham Forest

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

The family fortress

 

Top 5% LondonSchools 100%Safety 85/100Transport 58/100Low yield 3.13%

Best for: Families

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Strong for families — high safety and school scores

Liveability
78
Safety
85
Schools
90
Transport
58
Environment
94
Investment
57

The bottom line

E11 4RF 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 4RF

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 income-4.5% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for E11 4RF

🛡️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 4RF 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 · 4 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

5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 244m

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area76.8 m²

EPC breakdown

C
18%
D
11%
E
1%

Based on 30 properties · Confidence: high

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

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 era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1999–2023 · CAGR

+8.8%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+4.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£50k£54k+7%1
Post-dot-com plateau2003–2003£125k£125k+0%1
Pre-crash peak2006–2006£157k£157k+0%1
Help-to-Buy recovery2016–2016£305k£305k+0%1
Brexit uncertainty2018–2018£350k£350k+0%1
Pandemic surge2020–2020£365k£365k+0%1
Rate-rise correction2022–2023£364k£380k+4.4%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
7.4 min walk
Leytonstone High Road

Nearby stations

Leytonstone High Road Rail StationSuffragette
1 min walk
Leytonstone High RoadNational Rail
1 min walk
Leytonstone Underground StationCentral
8 min walk
Leyton Underground StationCentral
15 min walk
Leyton Midland Road Rail StationSuffragette
17 min walk
No bus stops within 400m

44

Walkability score

182

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

13

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)123
Nearest car park112m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Iceland· yes
498m

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: 7.4 km away✗ Not Green Belt✗ Not AONB92% 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

5 min walk

70%

Recommend GP

70%

Overall GP experience

10

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

603

Parks (1km)

38

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketAseda Trading · 1.5 km
1 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

618m

Post office

Nearby shops

13 Express534 m
Garlands Express553 m
Leytonstone Market574 m
Sala581 m

Nearby cafes

Matt Cup Roastery109 m
George's Cafe150 m
Flavaz Grill & Kitchen158 m
Back to Ours315 m

Nearby restaurants

Leytonstone Spice79 m
Grill Chill128 m
Kenssy Chicken153 m
Latino Base Cafe & Restaurant172 m

Nearby pubs

Calamity Tank94 m
The Bell218 m
Stone Mini Market298 m
Leytonstone Tavern470 m

Nearby gyms

Blueprint Fitness86 m
Studio M89 m
Leytonstone Leisure Centre380 m
Muscle Hut Leytonstone396 m

Nearby pharmacies

Burns Chemist665 m
Langthorne Pharmacy915 m
Tesco Pharmacy1.0 km
Acheason Chemist1.1 km

Nearby health

Harrow Road GP Practice480 m
Hampton Surgery559 m
I. E. Barmania's Dental Practice718 m
Wongs Dental Surgery811 m
Food hygiene (5-star)41% of 127

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

MMZ COMP LTD
S & H UK TRADING LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

59.5

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,166m
Crossrail 2 route5,457m

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%

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)
2
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)
20
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11106 homes
completed
Former Hills Garage, 568-588, Former Hills Garage, 568-588, High Road, Leytonstone, E1161 homes
completed
675-683, 675-683, High Road, Leytonstone, E1141 homes
completed
Indian Muslim Federation Hall, 40 & 41, Indian Muslim Federation Hall, 40 & 41, Trinity Close, Leytonstone, E11 4RP37 homes
completed
1 Sansom Road, Leytonstone, London, E11 3HD, Former Lansdowne Road Car Park, E11 3HD31 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 4RF

Full postcodeE11 4RF
Postcode districtE11
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.562777
Longitude0.008036
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
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