Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55321, 0.00268

E15 2DN— Cann Hall, Waltham Forest

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 52/100Yield 3.78%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
81
Schools
90
Transport
52
Environment
77
Investment
51

The bottom line

E15 2DN 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 2DN

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-4.0% vs London avg

Deep-dive guides for E15 2DN

🛡️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 2DN 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 · 14 min walk

P8: +0.46A8: 56.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Ronald Openshaw Nursery School

Outstanding · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.6 incidents per 1,000 residents

Better than 52% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour22%
Other22%
Vehicle crime13%
Drug offences9%
Burglary5%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 924m

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area70 m²

EPC breakdown

B
2%
C
29%
D
1%

Based on 32 properties · Confidence: high

Street mix

Terraced 90%Flat 10%

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£175,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,500
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2020 · CAGR

+6.3%

Total change

+199%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.4%

per year

Acceleration

+1.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Terraced90%
Flat/maisonette10%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£137k£249k+81.8%1.5
Pre-crash peak2007–2007£282k£282k+0%1
GFC & correction2008–2009£280k£230k-17.9%2
Help-to-Buy recovery2013–2013£305k£305k+0%1
Pandemic surge2020–2020£410k£410k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Maryland Rail StationElizabeth line line
9.9 min walk
Maryland

Nearby stations

Leyton Underground StationCentral
9 min walk
Maryland Rail StationElizabeth line
10 min walk
MarylandNational Rail
10 min walk
Leytonstone High Road Rail StationSuffragette
15 min walk
Stratford International DLR StationDLR
15 min walk
No bus stops within 400m

54

Walkability score

221

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

18

Car parks (800m)

19

EV chargers (800m)

4

Fast chargers (800m)

Total spaces (800m)59
Nearest car park99m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

51%

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: 6.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

11

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1479

Parks (1km)

34

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketAseda Trading · 479 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

323m

Post office

Nearby shops

F.A.M Halal Butcher169 m
F.A.M. Caribbean Groceries170 m
Kelly's Newsagent182 m
Mr Bakery205 m

Nearby cafes

Blancos Cafe174 m
Viva Afrik269 m
Blue River Cafe403 m
Cafe La Valentino463 m

Nearby restaurants

Dixy Chicken165 m
Rohi Kebab and Biryani179 m
Morley's188 m
New Graces Chinese Restaurant192 m

Nearby pubs

Le Regret179 m
Friends Bar & Restaurant187 m
Rama Dracula Wine House215 m
The Birkbeck Tavern424 m

Nearby gyms

Muscle Basin Gym306 m
Anytime Fitness645 m
More Yoga670 m
Muscle Hut Leytonstone739 m

Nearby pharmacies

Acheason Chemist166 m
Langthorne Pharmacy246 m
Safedale Pharmacy259 m
Burns Chemist483 m

Nearby health

High Road Surgery177 m
Community Dental Service233 m
The Thatched House Dental Practice245 m
Langthorne Health Centre251 m
Food hygiene (5-star)30% of 108

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
218

High street

A

High street health

Registered businesses

ABBA FINANCIALS LIMITED
DYAK-AG LTD
FATCH HOUSE ADVISORY CIC
FATCH HOUSE LTD
JOYCE ASANTE LTD

+4 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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Future outlook

39.9

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,061m
Crossrail 2 route5,380m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,609 nationally

1,740

Est. population

22,156/km²

57%

Employed

29%

Degree educated

£40,100

Median income

9.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

29%
24%
22%
18%
Under 1829%
18–3424%
35–4922%
50–6418%
65+8%

Tenure

14%
68%
Own outright4%
Own (mortgage)9%
Private rent14%
Social rent68%
Shared ownership5%
Rent free0%

Ethnicity

19%
19%
32%
White British19%
White Other12%
Asian19%
Black32%
Mixed11%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household52%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent69%
Private rent14%

vs. London

Income vs London-4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
14
Local approval rate
57%
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 2DN

Full postcodeE15 2DN
Postcode districtE15
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.553210
Longitude0.002681
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