Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55194, -0.00423

E15 2AQ— Cathall, Waltham Forest

Location and area intelligence for E15 2AQ, Cathall, Waltham Forest

The family fortress

 

Top 10% LondonSchools 100%Safety 84/100Transport 54/100Yield 3.78%

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
54
Environment
96
Investment
58

The bottom line

E15 2AQ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E15 2AQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-4.5% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for E15 2AQ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E15 2AQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Downsell Primary School

Good · Inspected Nov 2023 · 6 min walk

KS2: 102.7

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 16 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 5 min walk

5 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.6 incidents per 1,000 residents

Better than 64% of London
→ Stable

-30% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour20%
Other20%
Vehicle crime17%
Theft7%
Burglary5%
Drug offences4%
Robbery4%

Road safety

86

Road safety score

10

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

4

Incidents (1yr)

15

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.3km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area31.8 m²

EPC breakdown

C
68%
D
16%

Based on 84 properties · Confidence: high

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£79,500
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,714
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Leyton Underground StationCentral line
6.3 min walk
Stratford International

Nearby stations

Leyton Underground StationCentral
7 min walk
Stratford International DLR StationDLR
10 min walk
Stratford InternationalNational Rail
11 min walk
Maryland Rail StationElizabeth line
12 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
14 min walk
No bus stops within 400m

52

Walkability score

288

Footpaths (500m)

2

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria43 min ↑
Waterloo41 min ↑
Canary Wharf30 min ↓
City ★29 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

18

Car parks (800m)

16

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1964
Nearest car park135m
Santander docks (800m)2
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Stratford International Station Car Park850 spaces· yes
759m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 km

Energy

Solar: 849 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 yield849.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LIBERTY BRIDGE ROAD PRACTICE

LUDWIG GUTTMAN CENTRE, 40 LIBERTY BRIDGE ROAD, STRATFORD, E20 1AS

6 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

961

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 637 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

443m

Post office

Nearby shops

Coltul Romanesc162 m
Major Express168 m
Wait On211 m
Sami221 m

Nearby cafes

Farha37 m
Drapers Cafe103 m
Al Bader176 m
Cafe du Metro314 m

Nearby restaurants

Sushifun115 m
Pranzos Piri Piri153 m
We Serve Humans @ Leyton Star240 m
Charminar Restaurant262 m

Nearby pubs

The Leyton Star242 m
The Eagle348 m
Mother Kelly's E20589 m
The Birkbeck Tavern589 m

Nearby gyms

More Yoga357 m
Anytime Fitness358 m
The Gym536 m
Muscle Basin Gym682 m

Nearby pharmacies

Salus Pharmacy381 m
Asda553 m
Langthorne Pharmacy589 m
Acheason Chemist664 m

Nearby health

Student Dental Clinic383 m
Liberty Bridge Road Practice391 m
Langthorne Sharma Family Practice577 m
LL Medical Care584 m
Food hygiene (5-star)36% of 70

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

XARANDON LTD

Investment

Investment grade, yield and market outlook

58

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,696m
Crossrail 2 route4,910m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,983 nationally

1,742

Est. population

25,496/km²

60%

Employed

40%

Degree educated

£40,100

Median income

8.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

23%
27%
24%
17%
Under 1823%
18–3427%
35–4924%
50–6417%
65+10%

Tenure

13%
20%
26%
40%
Own outright13%
Own (mortgage)20%
Private rent26%
Social rent40%
Shared ownership1%
Rent free1%

Ethnicity

21%
20%
24%
23%
White British21%
White Other20%
Asian24%
Black23%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household50%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent40%
Private rent26%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
14
Local approval rate
100%
Borough approval rate
82%
Historic landfill (400m)
1
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)
164
Largest scheme
481 homes · Land West Of, Land West Of, Celebration Avenue, And North East Of Victory Park,, Stratford City, E20
Pipeline pressure
NONE

Named schemes (500m)

Zone 4 Plot N13, south of, Zone 4 Plot N13, south of, Henrietta Street, Stratford, E15185 homes
completed
Site at Chobham Farm, Zone 1, Site at Chobham Farm, Zone 1, Leyton Road, E15173 homes
completed
LAND ADJACENT, 33, LAND ADJACENT, 33, WEBSTER ROAD, E1112 homes
completed
20, 20, Gordon Road, Stratford, E156 homes
completed
15, 15, Westdown Road, Stratford, E15 2BZ5 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 E15 2AQ

Full postcodeE15 2AQ
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.551943
Longitude-0.004226
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