Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59679, -0.14588

N10 1EJ— Fortis Green, Haringey

Location and area intelligence for N10 1EJ, Fortis Green, Haringey

The family fortress

 

Schools 86%Safety 83/100Transport 17/100Low yield 3.12%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
68
Safety
83
Schools
90
Transport
17
Environment
86
Investment
46

The bottom line

N10 1EJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 1EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.7% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for N10 1EJ

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

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Postcode Personality

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“The family fortress”

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How N10 1EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady of Muswell Catholic Primary School

Not yet inspected · 4 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 7 min walk

P8: +0.52A8: 58.4

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

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 39 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.9 incidents per 1,000 residents

Better than 60% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences27%
Vehicle crime23%
Other20%
Anti-social behaviour19%
Burglary6%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area62.2 m²

EPC breakdown

C
13%
D
12%
E
2%

Based on 27 properties · Confidence: medium

Street mix

Flat 96%Other 4%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£155,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-40.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£115k+103.5%1.8
Post-dot-com plateau2001–2003£123k£185k+51%2.3
Pre-crash peak2005–2007£152k£229k+51%2
Help-to-Buy recovery2014–2015£330k£340k+3%1
Pandemic surge2021–2021£420k£420k+0%1
Rate-rise correction2023–2023£350k£350k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.4% alpha

Flat/maisonette+4.4% α
Local
15.2%
District
10.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

East Finchley Underground StationNorthern
21 min walk
Bounds Green Underground StationPiccadilly
24 min walk
New SouthgateNational Rail
24 min walk
Highgate Underground StationNorthern
27 min walk
Arnos Grove Underground StationPiccadilly
30 min walk
No bus stops within 400m

41

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★51 min
Waterloo52 min ↑
Canary Wharf62 min ↑
City55 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

9

Car parks (800m)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)43
Nearest car park158m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G94%

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: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% 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 AONB52% green spaceTree canopy: 55%
More green space than 96% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.5 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RUTLAND HOUSE SURGERY

40 COLNEY HATCH LANE, N10 1DU

3 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

28

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

21

Sports (1km)

2

Convenience

Nearest supermarketGreens on the Hill · 670 m
11 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Muswell Hill International Food Centre249 m
Colney Supermarket331 m
Rishin's Food & Wine Store384 m
Pierre Alix706 m

Nearby cafes

Cafe Gospoda288 m
Holybella334 m
Exotic Cafe Bar344 m
Broadway cafe & sandwich bar447 m

Nearby restaurants

La Vera Pizza237 m
Tennessee Express293 m
Mulakat299 m
Theo's Kitchen361 m

Nearby pubs

Furlong353 m
Belmeis470 m
The Maid of Muswell598 m
The Village Green703 m

Nearby gyms

Muswell Hill Methodist Lawn Tennis Club369 m
Results529 m
Muswell Hill Bowling Club532 m
Fitshape585 m

Nearby pharmacies

Abbot Pharmacy390 m

Nearby health

The Muswell Hill Practice720 m
No 18 - Dental Surgery829 m
Food hygiene (5-star)73% of 92

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

DARIEN CONSULTANTS LIMITED

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

43.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,673m
Crossrail 2 route5,358m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,835 nationally

1,493

Est. population

7,152/km²

66%

Employed

66%

Degree educated

£49,000

Median income

3.7%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

25%
15%
25%
22%
13%
Under 1825%
18–3415%
35–4925%
50–6422%
65+13%

Tenure

20%
33%
38%
Own outright20%
Own (mortgage)34%
Private rent38%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

55%
24%
White British55%
White Other24%
Asian8%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household36%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent38%
Social rent8%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
10
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)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
7
Largest scheme
35 homes · FORTIS GREEN DEPOT, FORTIS GREEN DEPOT, FORTIS GREEN, N10
Pipeline pressure
LOW

Named schemes (500m)

SOUTH FRIERN LIBRARY, SOUTH FRIERN LIBRARY, Colney Hatch Lane, Coppetts Ward, N10 1HD14 homes
completed
St Martins Court, 16, St Martins Court, 16, Pages Lane, N107 homes
completed
9, 9, Muswell Road, N10 2BJ6 homes
completed
Dorchester Court, Colney Hatch Lane, London, N10 1BU, Dorchester Court6 homes
completed
43 & 43a, 43 & 43a, Colney Hatch Lane, N10 1LJ6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.6%
Ward turnout
54%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Dawn BarnesLib Dems
Michael BrookesLabour
Daniela ParryLabour

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Key facts for N10 1EJ

Full postcodeN10 1EJ
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.596792
Longitude-0.145881
Parliamentary constituencyHornsey and Friern Barnet
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
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Mail
Food Standards
Agency
Ofcom
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