Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55441, 0.01965

E7 0AA— Cann Hall, Waltham Forest

Location and area intelligence for E7 0AA, Cann Hall, Waltham Forest

The family fortress

 

Schools 100%Safety 83/100Transport 50/100Low yield 3.04%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
83
Schools
60
Transport
50
Environment
92
Investment
38

The bottom line

E7 0AA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £573,000 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E7 0AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+10.2% vs London avg
vs London income+5.0% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for E7 0AA

🛡️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 E7 0AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Odessa Infant School

Not yet inspected · 7 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 7 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kay Rowe Nursery School

Not inspected · 10 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences34%
Other24%
Anti-social behaviour17%
Vehicle crime12%
Theft4%
Burglary4%
Robbery3%
Drug offences1%

Road safety

99

Road safety score

1

Accidents (5yr)

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 1.0km

Crime is 17% below 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.

£573,000

Median sale price

Above London median by 10%

£573,000 is 10% above the London median (£520,000)

+10.6%

This year

Terraced

Dominant type

Price history

5-year change
+1.4%
Sales (24 months)5
New build0.0%
Avg terraced£573,000
Price per m²£8,464/m²
Price per ft²£786/ft²
Avg floor area69.5 m²

EPC breakdown

A
1%
C
25%
D
62%
E
15%
F
1%

Based on 104 properties · Confidence: high

Street mix

Semi 3%Terraced 87%Detached 1%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

Stamp duty

Standard buyer£16,150
First-time buyerFTB
£7,400
Additional propertyBTL/2nd
£33,340

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

13.0×

Price-to-income

£2,866/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£173,750
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

1995–2025 · CAGR

+8.5%

Total change

+1046%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.9%

per year

Acceleration

+21.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 95 sales

Property Type Mix

Total: 95 sales

Semi-detached3.2%
Terraced88.4%
Flat/maisonette8.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£145k+190%2.8
Post-dot-com plateau2001–2004£116k£160k+37.9%5.5
Pre-crash peak2005–2007£165k£212k+28.2%5.3
GFC & correction2008–2012£423k£167k-60.5%1.2
Help-to-Buy recovery2013–2016£245k£355k+44.9%4
Brexit uncertainty2017–2019£377k£468k+24.3%2
Pandemic surge2020–2021£370k£565k+52.7%2
Rate-rise correction2022–2022£512k£512k+0%4
Current market2025–2025£573k£573k+0%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

+0.1% alpha

Flat/maisonette+0.3% α
Local
3.1%
District
2.8%
Terraced+0.1% α
Local
8.4%
District
8.3%

CAGR over 10yr 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 Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Forest Gate StationElizabeth line line
7.7 min walk
Forest Gate→ Liverpool Street· 12 tph
14 min

Nearby stations

Wanstead Park Rail StationSuffragette
7 min walk
Forest Gate Rail StationElizabeth line
8 min walk
Forest GateNational Rail
8 min walk
Leytonstone High Road Rail StationSuffragette
16 min walk
Maryland Rail StationElizabeth line
17 min walk
No bus stops within 400m

46

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★39 min
City41 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

10

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)13
Nearest car park88m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
520m

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: 20.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 90% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.4 km

Energy

Solar: 852 kWh/kWp/yr

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 yield852.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARROW ROAD GP CENTRE

2-8 HARROW ROAD, LEYTONSTONE, E11 3QF

11 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

828

Parks (1km)

16

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 673 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

201m

Post office

Nearby shops

Wildgoose Bakery and Cafe78 m
Caner Supermarket240 m
Dames Food & Wine330 m
S.N.N Food & Wine366 m

Nearby cafes

The Wanstead Kitchen65 m
Shake a Shake234 m
Tamping Grounds411 m
El Cafecito/Belle Juin447 m

Nearby restaurants

Nawabi239 m
Tumeric Fusion239 m
Yuku Korean and Japanese239 m
Papi's Munchies282 m

Nearby pubs

Joyau133 m
Holly Tree155 m
Pretty Decent Beer Co Taproom274 m
The Rookwood Village423 m

Nearby gyms

E7 Movement50 m
The Gym Factory599 m
The Reformery751 m
Atherton Leisure Centre1.1 km

Nearby pharmacies

Mansons Pharmacy876 m

Nearby health

Park Vue Dental Practice417 m
E7 Health492 m
The Forest Practice512 m
Food hygiene (5-star)37% of 70

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
3.0% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

45.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,776m
Crossrail 2 route6,547m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,950 nationally

1,656

Est. population

20,022/km²

66%

Employed

47%

Degree educated

£44,100

Median income

8.0%

Claimant rate

SuburbanVery high densityEstablished mixed

41

Community stability

Age profile

26%
25%
26%
15%
Under 1826%
18–3425%
35–4926%
50–6415%
65+8%

Tenure

20%
28%
33%
19%
Own outright20%
Own (mortgage)28%
Private rent33%
Social rent19%
Shared ownership0%

Ethnicity

28%
21%
19%
20%
White British28%
White Other21%
Asian19%
Black20%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household43%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent33%
Social rent19%

vs. London

Income vs London+5.0%
Price vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
12
Local approval rate
88%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
160 homes · 112 - 122, 112 - 122, Woodgrange Road, Forest Gate, E7 0EW
Pipeline pressure
NONE

Named schemes (500m)

SITE OF LAKEHOUSE SCHOOL ANNEXE, SITE OF LAKEHOUSE SCHOOL ANNEXE, DAMES ROAD, E725 homes
completed
70, 70, Field Road, Forest Gate, E7 9DL12 homes
completed
108 - 118, 108 - 118, Wellington Road, Forest Gate, E7 9BP12 homes
completed
39, Dames Road, Forest Gate, E7 0DR9 homes
completed
Land Between 2 And 2A, Clinton Road, Forest Gate, E7 0HD7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£573,000)

£16,150

Standard buyer

£7,400

First-time buyer

Save £8,750

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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Key facts for E7 0AA

Full postcodeE7 0AA
Postcode districtE7
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.554412
Longitude0.019655
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