Cann Hall · Waltham Forest · Leyton and Wanstead constituency · 51.55697, 0.01814

E7 9EX— Cann Hall, Waltham Forest

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

The family fortress

 

Schools 100%Safety 83/100Transport 36/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
59
Safety
83
Schools
60
Transport
36
Environment
92
Investment
40

The bottom line

E7 9EX offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

E7 9EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E7 9EX

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E7 9EX 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 · 10 min walk

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Acacia Nursery

Outstanding · 7 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)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Leytonstone Fire Station · 771m

Crime is 17% below 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.

E7 district median

£525,000

Based on 87 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£11,806/m²
Price per ft²£1,097/ft²
Avg floor area50.9 m²

EPC breakdown

C
8%
D
14%
E
7%

Based on 29 properties · Confidence: medium

Street mix

Semi 5%Terraced 35%Flat 60%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£127,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2000–2026 · CAGR

+8.8%

Total change

+803%

Market Activity

Price Velocity & Acceleration

Current Velocity

+166.2%

per year

Acceleration

+157.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced36.8%
Flat/maisonette57.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£96k£96k+0%2
Post-dot-com plateau2001–2003£130k£142k+9.2%1
Pre-crash peak2006–2007£129k£266k+106.4%1.5
GFC & correction2009–2011£135k£170k+25.9%1.5
Help-to-Buy recovery2014–2016£139k£250k+79.9%1
Brexit uncertainty2017–2017£510k£510k+0%1
Pandemic surge2021–2021£215k£215k+0%1
Rate-rise correction2022–2022£300k£300k+0%1
Current market2025–2026£325k£865k+166.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
11.3 min walk
Wanstead Park

Nearby stations

Wanstead Park Rail StationSuffragette
10 min walk
Wanstead ParkNational Rail
10 min walk
Forest Gate Rail StationElizabeth line
12 min walk
Leytonstone High Road Rail StationSuffragette
12 min walk
Leytonstone Underground StationCentral
18 min walk
No bus stops within 400m

33

Walkability score

139

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

19

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)90
Nearest car park250m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Jubilee Pond Car Park· yes
250m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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
0.5% 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: 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

Nearest hospitalWhipps Cross University Hospital · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

879

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 974 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)

498m

Post office

Nearby shops

Minute Mart258 m
Wildgoose Bakery and Cafe373 m
Caner Supermarket422 m
Dames Food & Wine589 m

Nearby cafes

Tamping Grounds108 m
El Cafecito/Belle Juin185 m
The Wanstead Kitchen240 m
Shake a Shake533 m

Nearby restaurants

Papi's Munchies50 m
LDF Chicken Specialists249 m
Big Boyz Burger318 m
Nawabi429 m

Nearby pubs

Pretty Decent Beer Co Taproom53 m
The Rookwood Village120 m
Joyau172 m
Holly Tree202 m

Nearby gyms

E7 Movement345 m
The Gym Factory879 m
Studio M929 m
Aldersbrook Lawn Tennis Club1.0 km

Nearby health

Park Vue Dental Practice116 m
Harrow Road GP Practice709 m
E7 Health776 m
The Forest Practice799 m
Food hygiene (5-star)32% of 31

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

40

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
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

35.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,968m
Crossrail 2 route6,394m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
9
Local approval rate
100%
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)
17
Largest scheme
38 homes · AREA E, NEWHAM MATERNITY HOSPITAL, AREA E, NEWHAM MATERNITY HOSPITAL, TOWER HAMLETS ROAD, CEMETERY ROAD, E7
Pipeline pressure
NONE

Named schemes (500m)

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
101, 101, Vansittart Road, Forest Gate, E7 0AA3 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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Compare Waltham Forest with nearby boroughs:

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Key facts for E7 9EX

Full postcodeE7 9EX
Postcode districtE7
BoroughLondon Borough of Waltham Forest
WardCann Hall
Latitude51.556974
Longitude0.018138
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