Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55487, 0.01298

E7 9EJ— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 86/100Transport 33/100Low yield 2.90%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
65
Safety
86
Schools
60
Transport
33
Environment
61
Investment
48

The bottom line

E7 9EJ offers exceptional schools (100% Good/Outstanding) and low crime at £600,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E7 9EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income+5.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for E7 9EJ

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

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Postcode Personality

🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How E7 9EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Jenny Hammond Primary School

Not yet inspected · 5 min walk

KS2: 108.0

—

Secondary

Forest Gate Community School

Not yet inspected · 11 min walk

P8: +1.07A8: 58.2

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 7 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 · 706m

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+4.5%

This year

Terraced

Dominant type

Price history

5-year change
+121.9%
Sales (24 months)7
New build0.0%
Avg semi-detached£665,000
Avg terraced£600,000
Avg flat£512,000
Price per m²£7,407/m²
Price per ft²£688/ft²
Avg floor area81.4 m²

EPC breakdown

C
9%
D
28%
E
7%
G
1%

Based on 45 properties · Confidence: high

Street mix

Semi 2%Terraced 83%Flat 14%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£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

13.6×

Price-to-income

£3,001/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£203,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+887%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

-23.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached1.7%
Terraced86.4%
Flat/maisonette11.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£74k+29.8%2
Post-dot-com plateau2001–2004£81k£200k+146.2%4.2
Pre-crash peak2005–2007£206k£278k+35%2.7
GFC & correction2009–2012£208k£240k+15.7%2.2
Help-to-Buy recovery2014–2014£390k£390k+0%1
Brexit uncertainty2017–2019£214k£500k+134.2%1
Pandemic surge2021–2021£270k£270k+0%1
Rate-rise correction2023–2023£540k£540k+0%1
Current market2024–2025£617k£563k-8.8%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
8.2%
District
8.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Maryland Rail StationElizabeth line line
13.2 min walk
Leytonstone High Road

Nearby stations

Wanstead Park Rail StationSuffragette
12 min walk
Forest Gate Rail StationElizabeth line
12 min walk
Leytonstone High Road Rail StationSuffragette
13 min walk
Leytonstone High RoadNational Rail
13 min walk
Maryland Rail StationElizabeth line
14 min walk
No bus stops within 400m

32

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

1.5 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

23

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)120
Nearest car park201m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
645m

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

7 min walk

70%

Recommend GP

70%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWhipps Cross University Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1304

Parks (1km)

11

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Pretty Decent Beer Co Taproom (380 m)

Nearest supermarketAseda Trading · 820 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

528m

Post office

Nearby shops

Minute Mart201 m
Krishna News204 m
Cascais Delicatessen266 m
Caner Supermarket313 m

Nearby cafes

Tres Marias212 m
The Farm Community Kitchen216 m
El Cafecito/Belle Juin350 m
The Wanstead Kitchen430 m

Nearby restaurants

Big Boyz Burger150 m
LDF Chicken Specialists209 m
Nawabi322 m
Yuku Korean and Japanese323 m

Nearby pubs

Pretty Decent Beer Co Taproom380 m
Joyau411 m
The Rookwood Village454 m
Leytonstone Tavern479 m

Nearby gyms

E7 Movement511 m
Muscle Hut Leytonstone643 m
Muscle Basin Gym666 m
Leytonstone Leisure Centre842 m

Nearby pharmacies

Burns Chemist511 m
Acheason Chemist573 m
Safedale Pharmacy584 m
Langthorne Pharmacy750 m

Nearby health

Park Vue Dental Practice492 m
I. E. Barmania's Dental Practice504 m
Harrow Road GP Practice519 m
Lime Tree Surgery543 m
Food hygiene (5-star)31% of 55

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

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score48/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition218
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+7.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

63.5

Price growth score

C
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,584m
Crossrail 2 route6,082m

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+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
6
Planning apps (3 years)
9
Local approval rate
83%
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)
12
Largest scheme
106 homes · LEYTONSTONE & ILFORD FOOTBALL GROUND, LEYTONSTONE & ILFORD FOOTBALL GROUND, WOODLANDS ROAD, GRANLEIGH ROAD, TRINITY CLOSE, E11
Pipeline pressure
NONE

Named schemes (500m)

SITE OF, 4-26, SITE OF, 4-26, NEWCOMEN ROAD, HARROW ROAD (159-175), E1118 homes
completed
100-104, 100-104, WOODHOUSE ROAD, E1117 homes
completed
135-141, 135-141, HARROW ROAD, E11 3PX12 homes
completed
12 - 14, 12 - 14, Cemetery Road, E7 9DG7 homes
completed
243, 243, Cann Hall Road, Leytonstone, E11 3NL6 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 (£600,000)

£17,500

Standard buyer

£8,750

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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Key facts for E7 9EJ

Full postcodeE7 9EJ
Postcode districtE7
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.554869
Longitude0.012982
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