Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55234, 0.00714

E15 1UD— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 49/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
90
Transport
49
Environment
62
Investment
45

The bottom line

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

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Location

E15 1UD

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 1UD

🛡️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 E15 1UD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Jenny Hammond Primary School

Not yet inspected · 4 min walk

KS2: 108.0

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 12 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

Acacia Nursery

Outstanding · 11 min walk

9 primaries · 1 secondaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 927m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,765/m²
Price per ft²£536/ft²
Avg floor area100 m²

EPC breakdown

C
12%
D
22%
E
7%
F
1%

Based on 42 properties · Confidence: high

Street mix

Semi 21%Terraced 55%Detached 9%Flat 15%

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£250,000
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, 50 mm loft insulation
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

1996–2025 · CAGR

+7.5%

Total change

+725%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.2%

per year

Acceleration

+1.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 30 sales

Property Type Mix

Total: 30 sales

Detached6.7%
Semi-detached23.3%
Terraced60%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£57k£82k+43%2
Post-dot-com plateau2001–2004£138k£239k+72.8%2.3
Pre-crash peak2006–2006£300k£300k+0%2
GFC & correction2009–2011£400k£196k-51%1
Help-to-Buy recovery2013–2016£354k£286k-19.1%1
Brexit uncertainty2018–2019£500k£553k+10.5%1.5
Pandemic surge2020–2021£413k£735k+78.2%1.5
Rate-rise correction2023–2023£720k£720k+0%1
Current market2024–2025£575k£470k-18.2%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
3.3%
District
4.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Maryland Rail StationElizabeth line
9 min walk
MarylandNational Rail
9 min walk
Leyton Underground StationCentral
12 min walk
Forest Gate Rail StationElizabeth line
15 min walk
Leytonstone High Road Rail StationSuffragette
16 min walk
No bus stops within 400m

61

Walkability score

214

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

20

Car parks (800m)

21

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)81
Nearest car park246m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

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: 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: 6.7 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

2 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1466

Parks (1km)

43

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

12

Convenience

Nearest supermarketAseda Trading · 367 m
3 tennis courts1 swimming pools2 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)

1

Cinemas (2km)

232m

Post office

Nearby shops

Star Supermarket93 m
Mr Bakery153 m
F.A.M. Caribbean Groceries170 m
F.A.M Halal Butcher174 m

Nearby cafes

Viva Afrik97 m
Blancos Cafe225 m
Blue River Cafe287 m
The Farm Community Kitchen352 m

Nearby restaurants

CodFather90 m
Village Flavours92 m
Asado Steakhouse96 m
Caribbean Flavours Restaurant133 m

Nearby pubs

Friends Bar & Restaurant186 m
Le Regret232 m
Rama Dracula Wine House241 m
Plough and Harrow535 m

Nearby gyms

Muscle Basin Gym179 m
Muscle Hut Leytonstone772 m
Leytonstone Leisure Centre897 m
CorePower Yoga923 m

Nearby pharmacies

Safedale Pharmacy93 m
Acheason Chemist187 m
Langthorne Pharmacy482 m
Burns Chemist509 m

Nearby health

The Thatched House Dental Practice90 m
High Road Surgery228 m
Lime Tree Surgery323 m
I. E. Barmania's Dental Practice460 m
Food hygiene (5-star)31% of 128

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JOKKYVENTURES LIMITED
MARK HENRY DENTAL LTD
PITTRAD LTD

Investment

Investment grade, yield and market outlook

45

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months0

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

12/100

Velocity score

Future outlook

57.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,136m
Crossrail 2 route5,695m

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)
19
Planning apps (3 years)
17
Local approval rate
79%
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)
48
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD ESTATE (PHASES 1 & 2), AVENUE ROAD, E4134 homes
completed
PART AVENUE ROAD ESTATE, PART AVENUE ROAD ESTATE, THORNE CLOSE, VICTORIA ROAD, E1130 homes
completed
60, 60, Leytonstone Road, Stratford, E15 1SQ12 homes
completed
95, 95, Buxton Road, Stratford, E15 1QX10 homes
completed
220/220a, 220/220a, High Road, Leytonstone, E11 3HU8 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 1UD

Full postcodeE15 1UD
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.552343
Longitude0.007144
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