Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55374, -0.00542

E15 2DE— Cathall, Waltham Forest

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

The family fortress

 

Top 10% LondonSchools 100%Safety 72/100Transport 61/100Yield 5.52%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
72
Schools
90
Transport
61
Environment
96
Investment
64

The bottom line

E15 2DE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £315,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E15 2DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-39.4% vs London avg
vs London income-2.4% vs London avg
vs London crime+85.0% vs London avg

Deep-dive guides for E15 2DE

🛡️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 2DE 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

Norlington School and 6th Form

Not yet inspected · 19 min walk

P8: +0.35A8: 52.9

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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

120.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+77% vs borough

Crime by type

Other26%
Anti-social behaviour20%
Violence & sexual offences18%
Theft10%
Drug offences8%
Vehicle crime7%
Robbery5%
Burglary5%

Road safety

94

Road safety score

6

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is +85% 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.

£315,000

Median sale price

Bottom 25% — 39% below London median

£315,000 is 39% below the London median (£520,000)

-13.6%

This year

Flat

Dominant type

Price history

5-year change
+12.5%
Sales (24 months)5
New build0.0%
Avg terraced£440,000
Avg flat£307,500
Price per m²£4,831/m²
Price per ft²£449/ft²
Avg floor area64.7 m²

EPC breakdown

C
29%
D
32%
E
5%

Based on 66 properties · Confidence: high

Street mix

Semi 3%Terraced 42%Flat 54%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£3,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,700

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

7.7×

Price-to-income

£1,576/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£161,750
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

+6.1%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.0%

per year

Acceleration

-66.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached3.6%
Terraced41.8%
Flat/maisonette54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£93k+77.9%1.3
Post-dot-com plateau2001–2004£67k£160k+138.8%3.7
Pre-crash peak2005–2007£190k£200k+5.3%4
GFC & correction2010–2012£194k£290k+49.5%1.5
Help-to-Buy recovery2014–2016£267k£325k+21.9%2.3
Brexit uncertainty2018–2018£333k£333k+0%1
Pandemic surge2020–2021£304k£280k-7.9%1
Rate-rise correction2022–2023£355k£473k+33.1%2.5
Current market2024–2025£570k£308k-46.1%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+0.8% α
Local
8.4%
District
7.6%
Flat/maisonette-0.2% α
Local
3.2%
District
3.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

49

Walkability score

224

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

15

Car parks (800m)

12

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1111
Nearest car park127m
Santander docks (800m)2
Nearest cycle dock0.6 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.6 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

8 min walk

72%

Recommend GP

72%

Overall GP experience

11

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalJohn Howard Centre · 2.4 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

726

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 839 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)

618m

Post office

Nearby shops

Wait On29 m
Sami31 m
Coltul Romanesc56 m
Leyton Food75 m

Nearby cafes

Al Bader44 m
Cafe du Metro110 m
Farha180 m
Costa275 m

Nearby restaurants

We Serve Humans @ Leyton Star47 m
Charminar Restaurant49 m
Pranzos Piri Piri64 m
Orient Chicken & Pizza84 m

Nearby pubs

The Leyton Star55 m
The Birkbeck Tavern484 m
The Eagle563 m
Champions Bar571 m

Nearby gyms

The Gym321 m
More Yoga567 m
Anytime Fitness571 m
Score Leisure Centre777 m

Nearby pharmacies

Asda350 m
Langthorne Pharmacy560 m
Salus Pharmacy576 m
Acheason Chemist728 m

Nearby health

J. Dineen Dental Surgery405 m
Langthorne Sharma Family Practice540 m
LL Medical Care546 m
Langthorne Health Centre555 m
Food hygiene (5-star)31% of 87

Business

Local businesses registered here

Active businesses
11
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

A

High street health

Registered businesses

A PLUS CONSTRUCTION LONDON LTD
ATLAS LETTING AND CONSTRUCTION LTD.
JADEJA BROTHERS & CO LIMITED
KASTRITIS LTD
L&VE LIMITED

+6 more

Investment

Investment grade, yield and market outlook

64

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Very High

Demand

Very 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

71.3

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,826m
Crossrail 2 route4,816m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,617 nationally

1,555

Est. population

18,614/km²

63%

Employed

38%

Degree educated

£41,000

Median income

8.4%

Claimant rate

Urban coreVery high densityRenters

33

Community stability

Age profile

16%
34%
25%
14%
Under 1816%
18–3434%
35–4925%
50–6414%
65+11%

Tenure

25%
14%
46%
15%
Own outright25%
Own (mortgage)14%
Private rent46%
Social rent15%
Shared ownership0%
Rent free0%

Ethnicity

16%
29%
28%
14%
White British16%
White Other29%
Asian28%
Black14%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household59%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent46%
Social rent15%

vs. London

Income vs London-2.4%
Price vs London-39.4%

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)
1
Planning apps (3 years)
11
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)
166
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)

South side of, South side of, Maud Road, Leyton, E1025 homes
completed
CORPUS CHRISTI SITE, CORPUS CHRISTI SITE, GOODALL ROAD, E11 4EP24 homes
completed
LAND ADJACENT, 33, LAND ADJACENT, 33, WEBSTER ROAD, E1112 homes
completed
PART OF CORPUS CHRISTI SCHOOL SITE, PART OF CORPUS CHRISTI SCHOOL SITE, GOODALL ROAD, E11 4EP12 homes
completed
202, 202, High Road, Leyton, E10 5PS7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£315,000)

£3,250

Standard buyer

£0

First-time buyer

Save £3,250

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 2DE

Full postcodeE15 2DE
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.553735
Longitude-0.005417
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