Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55559, 0.01679

E7 9EB— Cann Hall, Waltham Forest

Location and area intelligence for E7 9EB, Cann Hall, Waltham Forest

The family fortress

 

Schools 100%Safety 86/100Transport 35/100Yield 3.63%

Best for: Families

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Car-dependent area — limited public transport

Liveability
61
Safety
86
Schools
60
Transport
35
Environment
92
Investment
44

The bottom line

E7 9EB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £480,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E7 9EB

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-7.7% vs London avg
vs London income+5.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for E7 9EB

🛡️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 9EB 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 · 9 min walk

—

Secondary

Forest Gate Community School

Not yet inspected · 10 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-50% vs borough

Crime by type

Other31%
Vehicle crime18%
Violence & sexual offences18%
Burglary13%
Anti-social behaviour11%
Theft5%
Robbery5%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 794m

Crime is 47% 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.

£480,000

Median sale price

8% below London median

£480,000 is 8% below the London median (£520,000)

-34.2%

This year

Terraced

Dominant type

Price history

5-year change
-4.0%
Sales (24 months)5
New build0.0%
Avg terraced£522,500
Avg flat£395,000
Price per m²£7,018/m²
Price per ft²£652/ft²
Avg floor area68.6 m²

EPC breakdown

C
14%
D
34%
E
7%
G
1%

Based on 56 properties · Confidence: high

Street mix

Semi 2%Terraced 87%Flat 11%

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£11,500
First-time buyerFTB
£2,750
Additional propertyBTL/2nd
£25,900

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

10.9×

Price-to-income

£2,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£171,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.9%

Total change

+690%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.4%

per year

Acceleration

-34.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 85 sales

Property Type Mix

Total: 85 sales

Semi-detached2.4%
Terraced85.9%
Flat/maisonette11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£93k+85%3.8
Post-dot-com plateau2001–2004£90k£165k+83.7%4
Pre-crash peak2005–2007£175k£125k-28.6%3
GFC & correction2008–2012£145k£215k+48.3%3
Help-to-Buy recovery2013–2016£227k£410k+80.2%2.5
Brexit uncertainty2017–2019£358k£503k+40.5%2.3
Pandemic surge2020–2021£480k£500k+4.2%2
Rate-rise correction2022–2023£536k£320k-40.3%3
Current market2024–2026£475k£395k-16.8%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Wanstead Park Rail StationSuffragette
10 min walk
Forest Gate Rail StationElizabeth line
11 min walk
Forest GateNational Rail
11 min walk
Leytonstone High Road Rail StationSuffragette
13 min walk
Maryland Rail StationElizabeth line
16 min walk
No bus stops within 400m

39

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

1.8 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

19

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)75
Nearest car park257m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
428m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 km

Energy

Solar: 853 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 yield853.1 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

8 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.6 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

1114

Parks (1km)

7

Restaurants (800m)

6

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 893 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

434m

Post office

Nearby shops

Minute Mart181 m
Caner Supermarket256 m
Wildgoose Bakery and Cafe315 m
Krishna News471 m

Nearby cafes

The Wanstead Kitchen182 m
El Cafecito/Belle Juin233 m
Tamping Grounds270 m
Shake a Shake464 m

Nearby restaurants

Papi's Munchies131 m
LDF Chicken Specialists176 m
Big Boyz Burger218 m
Nawabi264 m

Nearby pubs

Pretty Decent Beer Co Taproom127 m
Joyau141 m
Holly Tree243 m
The Rookwood Village263 m

Nearby gyms

E7 Movement288 m
Muscle Hut Leytonstone794 m
The Gym Factory834 m
Studio M996 m

Nearby pharmacies

Burns Chemist738 m

Nearby health

Park Vue Dental Practice282 m
Harrow Road GP Practice677 m
E7 Health727 m
I. E. Barmania's Dental Practice743 m
Food hygiene (5-star)35% of 40

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

A

High street health

Investment

Investment grade, yield and market outlook

44

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months2

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

17/100

Velocity score

Future outlook

39.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,787m
Crossrail 2 route6,341m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,334 nationally

1,810

Est. population

22,338/km²

68%

Employed

43%

Degree educated

£44,100

Median income

6.6%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

24%
27%
25%
16%
Under 1825%
18–3427%
35–4925%
50–6416%
65+7%

Tenure

18%
28%
37%
15%
Own outright18%
Own (mortgage)28%
Private rent37%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

25%
25%
19%
20%
White British25%
White Other25%
Asian19%
Black20%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household47%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent37%
Social rent15%

vs. London

Income vs London+5.0%
Price vs London-7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
10
Local approval rate
80%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
105 homes · FOREST GATE HOSPITAL SITE, FOREST GATE HOSPITAL SITE, CEMETERY ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

AREA E, NEWHAM MATERNITY HOSPITAL, AREA E, NEWHAM MATERNITY HOSPITAL, TOWER HAMLETS ROAD, CEMETERY ROAD, E738 homes
completed
SITE OF LAKEHOUSE SCHOOL ANNEXE, SITE OF LAKEHOUSE SCHOOL ANNEXE, DAMES ROAD, E725 homes
completed
243, 243, Cann Hall Road, Leytonstone, E11 3NL6 homes
completed
304, 304, Cann Hall Road, Leytonstone, E11 3NN5 homes
completed
90, 90, Vansittart Road, Forest Gate, E7 0AA4 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 (£480,000)

£11,500

Standard buyer

£2,750

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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Compare Waltham Forest with nearby boroughs:

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Key facts for E7 9EB

Full postcodeE7 9EB
Postcode districtE7
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.555585
Longitude0.016793
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