Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55275, -0.00279

E15 2BB— Cathall, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
84
Schools
90
Transport
55
Environment
96
Investment
46

The bottom line

E15 2BB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

E15 2BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E15 2BB

🛡️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

“The family fortress”

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How E15 2BB 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 · 4 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 6 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.2km

Crime is 27% below 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£7,425/m²
Price per ft²£690/ft²
Avg floor area73.8 m²

EPC breakdown

C
14%
D
44%
E
7%
F
1%
G
3%

Based on 69 properties · Confidence: high

Street mix

Semi 2%Terraced 98%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£184,500
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

1996–2025 · CAGR

+8.2%

Total change

+879%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.7%

per year

Acceleration

-2.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached2%
Terraced98%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£55k£93k+68.3%3
Post-dot-com plateau2001–2004£125k£214k+71.5%2.8
Pre-crash peak2005–2005£158k£158k+0%1
GFC & correction2008–2009£250k£218k-12.8%2
Help-to-Buy recovery2013–2015£234k£425k+81.6%2.3
Brexit uncertainty2017–2019£475k£487k+2.6%1.5
Pandemic surge2020–2020£499k£499k+0%2
Rate-rise correction2022–2023£686k£536k-21.9%2
Current market2024–2025£545k£541k-0.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.2%
District
7.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position75

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
5.6 min walk
Stratford International

Nearby stations

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

48

Walkability score

238

Footpaths (500m)

2

Santander docks (800m)

0.7 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

17

Car parks (800m)

17

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1119
Nearest car park222m
Santander docks (800m)2
Nearest cycle dock0.7 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 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

LL MEDICAL CARE LTD

13 LANGTHORNE ROAD, E11 4HX

6 min walk

70%

Recommend GP

70%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1048

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

10

Sports (1km)

8

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 736 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

565m

Post office

Nearby shops

Coltul Romanesc163 m
Wait On192 m
Sami199 m
Leyton Food242 m

Nearby cafes

Farha136 m
Al Bader170 m
Drapers Cafe232 m
Cafe du Metro271 m

Nearby restaurants

Sushifun145 m
Pranzos Piri Piri158 m
We Serve Humans @ Leyton Star209 m
Charminar Restaurant243 m

Nearby pubs

The Leyton Star207 m
The Eagle405 m
The Birkbeck Tavern465 m
Le Regret556 m

Nearby gyms

Anytime Fitness443 m
More Yoga450 m
The Gym503 m
Muscle Basin Gym604 m

Nearby pharmacies

Langthorne Pharmacy455 m
Salus Pharmacy492 m
Acheason Chemist550 m
Asda560 m

Nearby health

Langthorne Sharma Family Practice443 m
LL Medical Care450 m
Langthorne Health Centre453 m
Community Dental Service457 m
Food hygiene (5-star)32% of 63

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ARIA & ADAM LTD
EM&A LTD
FLUXMARKET LTD
IDEAL HOMES SOLUTION LTD
PG BUILD AND MAINTENANCE LTD

+4 more

Investment

Investment grade, yield and market outlook

46

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 score16/100
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

51

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,824m
Crossrail 2 route5,004m

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)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
16
Local approval rate
100%
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)
164
Largest scheme
471 homes · Chobham Farm Zone 4, Chobham Farm Zone 4, Leyton Road, Penny Brookes Street, Stratford, E20
Pipeline pressure
NONE

Named schemes (500m)

Site at Chobham Farm, Zone 1, Site at Chobham Farm, Zone 1, Leyton Road, E15173 homes
completed
CORPUS CHRISTI SITE, CORPUS CHRISTI SITE, GOODALL ROAD, E11 4EP24 homes
completed
PART OF CORPUS CHRISTI SCHOOL SITE, PART OF CORPUS CHRISTI SCHOOL SITE, GOODALL ROAD, E11 4EP12 homes
completed
LAND ADJACENT, 33, LAND ADJACENT, 33, WEBSTER ROAD, E1112 homes
completed
Chobham Road, Stratford, E15 1LX9 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 2BB

Full postcodeE15 2BB
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.552746
Longitude-0.002792
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