Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55113, 0.00741

E15 1TG— Cann Hall, Waltham Forest

Location and area intelligence for E15 1TG, Cann Hall, Waltham Forest

The family fortress

 

Schools 100%Safety 78/100Transport 51/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
90
Transport
51
Environment
63
Investment
44

The bottom line

E15 1TG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

E15 1TG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E15 1TG

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

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Postcode Personality

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“The family fortress”

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How E15 1TG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Maryland Primary School

Good · Inspected Feb 2023 · 2 min walk

KS2: 103.5

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 11 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+24% vs borough

Crime by type

Violence & sexual offences25%
Other23%
Anti-social behaviour20%
Vehicle crime12%
Burglary9%
Drug offences5%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

10

Incidents (1yr)

31

Incidents (5yr)

Nearest station: Stratford Fire Station · 857m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E15 district median

£460,500

Based on 232 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£9,961/m²
Price per ft²£925/ft²
Avg floor area46.7 m²

EPC breakdown

C
75%
D
28%
E
1%

Based on 104 properties · Confidence: high

Street mix

Semi 29%Terraced 71%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£116,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+594%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

+7.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached28.6%
Terraced71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£72k£71k-1.4%1
Post-dot-com plateau2002–2002£165k£165k+0%3
Pre-crash peak2005–2007£250k£335k+34%1
GFC & correction2012–2012£250k£250k+0%2
Pandemic surge2021–2021£565k£565k+0%1
Current market2024–2025£510k£500k-2%1

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland Rail StationElizabeth line line
6.9 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
7 min walk
MarylandNational Rail
7 min walk
Leyton Underground StationCentral
14 min walk
Forest Gate Rail StationElizabeth line
15 min walk
Stratford (London) Rail StationGreater Anglia · Elizabeth line
16 min walk
No bus stops within 400m

62

Walkability score

284

Footpaths (500m)

0

Santander docks (800m)

1.1 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

19

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)76
Nearest car park229m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield853.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HIGH ROAD SURGERY

DOCTORS SURGERY, 287 HIGH ROAD LEYTONSTONE, E11 4HH

4 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1488

Parks (1km)

41

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

10

Convenience

Nearest supermarketAseda Trading · 255 m
3 tennis courts1 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)

1

Cinemas (2km)

157m

Post office

Nearby shops

Gustul Românesc133 m
Londis151 m
Stratford Food Centre Store158 m
Star Supermarket183 m

Nearby cafes

Viva Afrik133 m
Blue River Cafe188 m
Blancos Cafe345 m
Bromley Cafe409 m

Nearby restaurants

Roast & Crust128 m
Kong Foo Wok129 m
Village Flavours148 m
Pizza GoGo148 m

Nearby pubs

Friends Bar & Restaurant308 m
Le Regret354 m
Rama Dracula Wine House370 m
Cheers Bar & Lounge593 m

Nearby gyms

Muscle Basin Gym132 m
Anytime Fitness789 m
CorePower Yoga821 m
Atherton Leisure Centre884 m

Nearby pharmacies

Safedale Pharmacy144 m
Acheason Chemist301 m
Cartwrights Pharmacy459 m
Langthorne Pharmacy596 m

Nearby health

The Thatched House Dental Practice163 m
High Road Surgery350 m
Lime Tree Surgery455 m
Community Dental Service580 m
Food hygiene (5-star)35% of 119

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

DEWORLD LILLICHI LTD
GLOBAL INFORMATION TECHNOLOGY AND MANAGEMENT LIMITED
HEWAD KABUL LTD
HOTSPOT MARKETING LIMITED
ILAYATAMBI LEGAL LIMITED

+3 more

Investment

Investment grade, yield and market outlook

44

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score21/100
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

58.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,030m
Crossrail 2 route5,721m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,113 nationally

1,944

Est. population

17,330/km²

63%

Employed

41%

Degree educated

£44,100

Median income

7.0%

Claimant rate

SuburbanVery high densityRenters

33

Community stability

Age profile

23%
29%
25%
16%
Under 1823%
18–3429%
35–4925%
50–6416%
65+7%

Tenure

14%
19%
41%
25%
Own outright14%
Own (mortgage)19%
Private rent41%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

23%
24%
24%
17%
White British23%
White Other24%
Asian24%
Black17%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household51%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Private rent41%
Social rent25%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
17
Local approval rate
80%
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)
49
Largest scheme
134 homes · AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4
Pipeline pressure
NONE

Named schemes (500m)

AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4134 homes
completed
FORMER BRITVIC DEPOT, REAR OF 69-91, FORMER BRITVIC DEPOT, REAR OF 69-91, LEYTONSTONE ROAD, MARYLAND STREET, E1566 homes
completed
14A-20A, 14A-20A, LEYTONSTONE ROAD, E15 1SE50 homes
completed
PART AVENUE ROAD ESTATE, PART AVENUE ROAD ESTATE, THORNE CLOSE, VICTORIA ROAD, E1130 homes
completed
MARYLAND STREET, E1525 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.3%
Ward turnout
26%
Election year
2022
MP
Mr Calvin Bailey (Labour)
MP majority
13,964
Constituency
Leyton and Wanstead

Councillors

Sally LittlejohnLabour
Kischa GreenLabour
Keith RaynerLabour

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Key facts for E15 1TG

Full postcodeE15 1TG
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.551133
Longitude0.007408
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