Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55325, 0.00932

E15 1UF— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 47/100Low yield 2.81%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
78
Schools
90
Transport
47
Environment
62
Investment
51

The bottom line

E15 1UF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £620,000 median — a strong choice for Families.

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Location

E15 1UF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+19.2% vs London avg
vs London income+5.0% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E15 1UF

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

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Postcode Personality

🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E15 1UF 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 · 3 min walk

KS2: 108.0

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 13 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 · 9 min walk

9 primaries · 0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 821m

Crime is +29% 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.

£620,000

Median sale price

Above London median by 19%

£620,000 is 19% above the London median (£520,000)

+7.8%

This year

Terraced

Dominant type

Price history

5-year change
+40.3%
Sales (24 months)5
New build0.0%
Avg terraced£644,250
Avg flat£380,000
Price per m²£8,575/m²
Price per ft²£797/ft²
Avg floor area73.2 m²

EPC breakdown

C
16%
D
26%
E
2%

Based on 44 properties · Confidence: high

Street mix

Semi 5%Terraced 81%Detached 3%Flat 9%Other 2%

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£18,500
First-time buyerFTB
£9,750
Additional propertyBTL/2nd
£37,100

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

14.1×

Price-to-income

£3,102/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£183,000
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)
Roof(another dwelling above)
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

+8.1%

Total change

+938%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.4%

per year

Acceleration

-24.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 56 sales

Property Type Mix

Total: 56 sales

Detached3.6%
Semi-detached5.4%
Terraced82.1%
Flat/maisonette8.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£107k+111.9%3
Post-dot-com plateau2001–2003£110k£176k+58.8%1.3
Pre-crash peak2005–2007£213k£280k+31.4%1.7
GFC & correction2008–2012£170k£185k+8.8%1.4
Help-to-Buy recovery2013–2016£210k£390k+85.7%2.5
Brexit uncertainty2018–2019£438k£481k+9.9%2
Pandemic surge2020–2021£396k£442k+11.8%1.5
Rate-rise correction2022–2022£569k£569k+0%1
Current market2024–2025£620k£524k-15.4%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
9%
District
7.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position40

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
10 min walk
Maryland

Nearby stations

Maryland Rail StationElizabeth line
10 min walk
MarylandNational Rail
10 min walk
Leyton Underground StationCentral
14 min walk
Forest Gate Rail StationElizabeth line
14 min walk
Leytonstone High Road Rail StationSuffragette
14 min walk
No bus stops within 400m

47

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

1.3 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

21

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)84
Nearest car park200m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

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: 6.9 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 55%
More green space than 87% 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

8

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1524

Parks (1km)

40

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Friends Bar & Restaurant (280 m)

Nearest supermarketAseda Trading · 524 m
1 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

370m

Post office

Nearby shops

Cascais Delicatessen150 m
Krishna News209 m
Star Supermarket259 m
Mr Bakery267 m

Nearby cafes

The Farm Community Kitchen200 m
Tres Marias203 m
Viva Afrik279 m
Blancos Cafe308 m

Nearby restaurants

WF Catering at Jenny Hammond Primary School208 m
Asado Steakhouse257 m
Caribbean Flavours Restaurant261 m
CodFather263 m

Nearby pubs

Friends Bar & Restaurant280 m
Rama Dracula Wine House295 m
Le Regret310 m
Plough and Harrow485 m

Nearby gyms

Muscle Basin Gym356 m
Muscle Hut Leytonstone690 m
E7 Movement767 m
Leytonstone Leisure Centre848 m

Nearby pharmacies

Safedale Pharmacy273 m
Acheason Chemist296 m
Burns Chemist454 m
Langthorne Pharmacy548 m

Nearby health

The Thatched House Dental Practice265 m
High Road Surgery309 m
Lime Tree Surgery347 m
I. E. Barmania's Dental Practice416 m
Food hygiene (5-star)29% of 109

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

AURORA VISUAL PRODUCTIONS LTD
HUSTY LTD
JAFFA LONDON LIMITED
THE HEALTH AND PLACE PROJECT CONSULTING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score33/100
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

70.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,300m
Crossrail 2 route5,839m

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%
Price vs London+19.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
14
Local approval rate
77%
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)
17
Largest scheme
216 homes · CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD ESTATE (PHASE 1), CATHALL ROAD, E11
Pipeline pressure
NONE

Named schemes (500m)

95, 95, Buxton Road, Stratford, E15 1QX10 homes
completed
220/220a, 220/220a, High Road, Leytonstone, E11 3HU8 homes
completed
Car Park rear of Thatched House Pub, 245, Car Park rear of Thatched House Pub, 245, High Road, Crownfield Road, Leytonstone, E116 homes
completed
178, 178, High Road, Leytonstone, E116 homes
completed
32, 32, Gurney Road, Stratford, E15 1SH6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£620,000)

£18,500

Standard buyer

£9,750

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.

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Compare Waltham Forest with nearby boroughs:

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Key facts for E15 1UF

Full postcodeE15 1UF
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.553250
Longitude0.009319
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