Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55332, 0.00065

E15 2BD— Cann Hall, Waltham Forest

Location and area intelligence for E15 2BD, Cann Hall, Waltham Forest

The family fortress

 

Top 8% LondonSchools 100%Safety 84/100Transport 61/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
84
Schools
90
Transport
61
Environment
78
Investment
47

The bottom line

E15 2BD 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 2BD

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 2BD

🛡️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 2BD 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 · 2 min walk

KS2: 102.7

★★

Secondary

Sarah Bonnell School

Good · Inspected Nov 2022 · 15 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

6 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 985m

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£9,004/m²
Price per ft²£837/ft²
Avg floor area67.8 m²

EPC breakdown

C
12%
D
23%
E
8%
G
1%

Based on 44 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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£169,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 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

1998–2025 · CAGR

+8.8%

Total change

+865%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

+2.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached2.7%
Terraced97.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£64k£96k+50.6%2.3
Post-dot-com plateau2001–2004£103k£186k+81.5%2.2
Pre-crash peak2005–2007£165k£237k+43.3%1.3
GFC & correction2008–2011£228k£204k-10.6%1
Help-to-Buy recovery2013–2016£285k£445k+56.1%1
Pandemic surge2020–2021£415k£485k+16.9%3
Rate-rise correction2022–2022£540k£540k+0%2
Current market2025–2025£615k£615k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
8.8%
District
7.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
6.8 min walk
Maryland

Nearby stations

Leyton Underground StationCentral
7 min walk
Maryland Rail StationElizabeth line
11 min walk
MarylandNational Rail
11 min walk
Stratford International DLR StationDLR
14 min walk
Leytonstone High Road Rail StationSuffragette
16 min walk
No bus stops within 400m

43

Walkability score

157

Footpaths (500m)

0

Santander docks (800m)

0.9 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

19

Car parks (800m)

20

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)983
Nearest car park106m
Santander docks (800m)0
Nearest cycle dock0.9 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 waterMEDIUM
Medium
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: 6.4 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

3 min walk

70%

Recommend GP

70%

Overall GP experience

9

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1333

Parks (1km)

31

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

8

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketAseda Trading · 559 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

415m

Post office

Nearby shops

Kelly's Newsagent310 m
F.A.M Halal Butcher310 m
F.A.M. Caribbean Groceries311 m
Mr Bakery333 m

Nearby cafes

Blancos Cafe306 m
Farha381 m
Al Bader390 m
Viva Afrik399 m

Nearby restaurants

Dixy Chicken303 m
New Graces Chinese Restaurant317 m
Rohi Kebab and Biryani320 m
Morley's328 m

Nearby pubs

Le Regret309 m
Friends Bar & Restaurant325 m
Rama Dracula Wine House340 m
The Birkbeck Tavern369 m

Nearby gyms

Muscle Basin Gym417 m
Anytime Fitness575 m
More Yoga595 m
The Gym631 m

Nearby pharmacies

Langthorne Pharmacy255 m
Acheason Chemist306 m
Safedale Pharmacy391 m
Burns Chemist562 m

Nearby health

Community Dental Service251 m
Langthorne Sharma Family Practice255 m
Langthorne Health Centre257 m
LL Medical Care261 m
Food hygiene (5-star)25% of 105

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

E

High street health

Registered businesses

ELEGANT LADIES IGBO WOMEN SOCIAL CLUB
O'LEAF CLEANERS LIMITED
SIMPLE-BUILD GROUP LTD
SIMPLE-BUILD LTD
SIMPLE-CONSTRUCT LTD

+3 more

Investment

Investment grade, yield and market outlook

47

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 score19/100
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

56.7

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 route9,000m
Crossrail 2 route5,239m

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)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
15
Local approval rate
75%
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)
16
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
3, 3, Langthorne Road, Leytonstone, E11 4HL79 homes
completed
LANGHORNE HOSPITAL, LANGHORNE HOSPITAL, LANGHORNE ROAD, E11 3HP32 homes
completed
PART AVENUE ROAD ESTATE, PART AVENUE ROAD ESTATE, THORNE CLOSE, VICTORIA ROAD, E1130 homes
completed
THE AVENUE ESTATE (PHASE 3), THE AVENUE ESTATE (PHASE 3), HALL ROAD, CROWNFIELD ROAD, E1529 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 2BD

Full postcodeE15 2BD
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.553317
Longitude0.000652
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