Cathall · Waltham Forest · Leyton and Wanstead constituency · 51.55384, -0.00647

E15 2DF— Cathall, Waltham Forest

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 72/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
74
Safety
72
Schools
90
Transport
62
Environment
96
Investment
51

The bottom line

E15 2DF 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 2DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for E15 2DF

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

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

“High-connectivity investment target”

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How E15 2DF 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 · 7 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 10 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leyton Fire Station · 1.3km

Crime is +85% 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£7,839/m²
Price per ft²£728/ft²
Avg floor area90.7 m²

EPC breakdown

C
12%
D
28%
E
5%
F
1%

Based on 46 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£226,750
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)
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

+8.6%

Total change

+1192%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.2%

per year

Acceleration

+14.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £600k–£700k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached2.4%
Terraced97.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£100k+66.7%1.3
Post-dot-com plateau2001–2004£137k£225k+64.2%3.7
Pre-crash peak2005–2006£214k£250k+17.1%1.5
GFC & correction2008–2009£230k£242k+5.2%2
Help-to-Buy recovery2014–2016£428k£535k+25%1
Brexit uncertainty2017–2019£565k£596k+5.5%2
Pandemic surge2021–2021£675k£675k+0%4
Rate-rise correction2022–2022£522k£522k+0%1
Current market2025–2026£600k£775k+29.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
10.4%
District
9.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing1
Trend Position40

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
15 min walk
Stratford (London) Rail StationElizabeth line · Greater Anglia
17 min walk
No bus stops within 400m

51

Walkability score

294

Footpaths (500m)

3

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

13

Car parks (800m)

12

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1103
Nearest car park136m
Santander docks (800m)3
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
NoiseLOW
none
Quieter 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 — 3.6 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

633

Parks (1km)

21

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

7

Convenience

Nearest supermarketWa Na Hong Oriental Supermarket · 859 m
8 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)

626m

Post office

Nearby shops

Sami100 m
Wait On101 m
Leyton Food112 m
Coltul Romanesc120 m

Nearby cafes

Al Bader113 m
Cafe du Metro134 m
Costa223 m
Farha225 m

Nearby restaurants

Charminar Restaurant80 m
We Serve Humans @ Leyton Star107 m
Orient Chicken & Pizza117 m
Restaurant Glorioso122 m

Nearby pubs

The Leyton Star115 m
The Birkbeck Tavern534 m
Champions Bar550 m
The Leyton Engineer560 m

Nearby gyms

The Gym293 m
More Yoga597 m
Anytime Fitness604 m
Score Leisure Centre719 m

Nearby pharmacies

Asda291 m
Salus Pharmacy595 m
Langthorne Pharmacy626 m
Leyton Orient Pharmacy814 m

Nearby health

J. Dineen Dental Surgery386 m
Student Dental Clinic593 m
Liberty Bridge Road Practice596 m
Langthorne Sharma Family Practice604 m
Food hygiene (5-star)33% of 89

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KC LIFTS LTD
NASCENT BUSINESS LIMITED
OVERSEAS PAKISTANI AND PAKISTANI WELFARE CROWDFUNDING LTD
VIP DREAM LIFESTYLES LTD
WJCW CF LIMITED

+1 more

Investment

Investment grade, yield and market outlook

51

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 score18/100
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

57.3

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 route8,799m
Crossrail 2 route4,743m

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%

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)
10
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)
12
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
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
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

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Key facts for E15 2DF

Full postcodeE15 2DF
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCathall
Latitude51.553843
Longitude-0.006465
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