Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55212, 0.01016

E15 1UG— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 78/100Transport 49/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
78
Schools
90
Transport
49
Environment
63
Investment
44

The bottom line

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

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Location

E15 1UG

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 1UG

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E15 1UG 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 · 4 min walk

KS2: 103.5

★★

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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 11 min walk

9 primaries · 2 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

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stratford Fire Station · 930m

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£6,996/m²
Price per ft²£650/ft²
Avg floor area100.6 m²

EPC breakdown

C
6%
D
14%
E
5%

Based on 25 properties · Confidence: medium

Street mix

Semi 13%Terraced 85%Flat 3%

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£251,500
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, no insulation (assumed)
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

1995–2026 · CAGR

+7.4%

Total change

+812%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-63.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached13.9%
Terraced83.3%
Flat/maisonette2.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£128k+88.2%1.7
Post-dot-com plateau2002–2004£182k£225k+23.3%2.3
Pre-crash peak2006–2007£250k£250k+0%3
GFC & correction2009–2010£215k£260k+20.9%1
Help-to-Buy recovery2013–2016£335k£435k+29.9%2
Brexit uncertainty2017–2017£490k£490k+0%1
Pandemic surge2020–2021£546k£540k-1.1%2
Current market2025–2026£775k£620k-20%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
10%
District
8.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

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
8.8 min walk
Maryland

Nearby stations

MarylandNational Rail
9 min walk
Maryland Rail StationElizabeth line
9 min walk
Forest Gate Rail StationElizabeth line
13 min walk
Wanstead Park Rail StationSuffragette
14 min walk
Leyton Underground StationCentral
15 min walk
No bus stops within 400m

48

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City41 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)86
Nearest car park104m
Santander docks (800m)0
Nearest cycle dock1.3 km

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 waterLOW
Low
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 AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

5 min walk

86%

Recommend GP

86%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1522

Parks (1km)

40

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Friends Bar & Restaurant (373 m)

Nearest supermarketAseda Trading · 463 m
2 tennis courts1 swimming pools1 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)

376m

Post office

Nearby shops

Cascais Delicatessen283 m
Star Supermarket304 m
Krishna News329 m
Mr Bakery349 m

Nearby cafes

Viva Afrik294 m
The Farm Community Kitchen322 m
Tres Marias324 m
Blue River Cafe406 m

Nearby restaurants

Karla's Kitchen259 m
Village Flavours296 m
CodFather300 m
Asado Steakhouse307 m

Nearby pubs

Friends Bar & Restaurant373 m
Rama Dracula Wine House407 m
Le Regret412 m
Plough and Harrow624 m

Nearby gyms

Muscle Basin Gym342 m
E7 Movement738 m
Muscle Hut Leytonstone827 m
Atherton Leisure Centre882 m

Nearby pharmacies

Safedale Pharmacy296 m
Acheason Chemist382 m
Burns Chemist593 m
Cartwrights Pharmacy629 m

Nearby health

The Thatched House Dental Practice299 m
High Road Surgery410 m
Lime Tree Surgery471 m
I. E. Barmania's Dental Practice554 m
Food hygiene (5-star)30% of 112

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

DD VISIONPLUS LIMITED
GENESIS PROJECTS INCORPORATED LTD
INSERT GROUP SELL LIMITED
INSLEY & NASH LIMITED
KINAL TRANSPORT LTD

+1 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 score20/100
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

53.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,221m
Crossrail 2 route5,905m

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)
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)
20
Planning apps (3 years)
14
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)
15
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)

95, 95, Buxton Road, Stratford, E15 1QX10 homes
completed
43a, 43a, Albert Square, Ash Road, Stratford, E15 1HJ10 homes
completed
12 - 14, 12 - 14, Cemetery Road, E7 9DG7 homes
completed
61, 61, Albert Square, E15 1HU6 homes
completed
Chatsworth Community Resource Centre, 4, Chatsworth Community Resource Centre, 4, Chatsworth Road, Stratford, E15 1RE6 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 1UG

Full postcodeE15 1UG
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.552120
Longitude0.010163
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