Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59913, -0.14664

N10 1ER— Fortis Green, Haringey

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

The family fortress

 

Schools 86%Safety 84/100Transport 21/100Low yield 3.12%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
84
Schools
90
Transport
21
Environment
73
Investment
48

The bottom line

N10 1ER offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 1ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.7% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for N10 1ER

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N10 1ER 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 · 7 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 10 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

Hampden Way Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.3 incidents per 1,000 residents

Better than 67% of London
→ Stable

-46% vs borough

Crime by type

Vehicle crime32%
Other23%
Violence & sexual offences22%
Burglary8%
Drug offences4%
Theft4%
Robbery4%
Anti-social behaviour3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.9km

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area56.7 m²

EPC breakdown

B
4%
C
19%
D
18%
E
4%
F
1%
G
1%

Based on 47 properties · Confidence: high

Street mix

Semi 4%Terraced 22%Flat 71%Other 2%

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£141,750
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)
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

1995–2024 · CAGR

+8.1%

Total change

+857%

Market Activity

Price Velocity & Acceleration

Current Velocity

+101.3%

per year

Acceleration

+105.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached4.2%
Terraced22.9%
Flat/maisonette72.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£81k-0.6%4
Post-dot-com plateau2002–2004£240k£282k+17.7%2
Pre-crash peak2005–2007£163k£257k+57.5%1.5
GFC & correction2010–2010£345k£345k+0%1
Help-to-Buy recovery2014–2015£257k£460k+79.3%3
Brexit uncertainty2017–2019£500k£496k-0.7%1
Pandemic surge2020–2021£400k£385k-3.8%2.5
Current market2024–2024£775k£775k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+16.6% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+16.6% α
Local
28.5%
District
11.9%
Flat/maisonette-0.2% α
Local
6.9%
District
7.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

34

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

3.9 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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)43
Nearest car park260m
Santander docks (800m)0
Nearest cycle dock3.9 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

70%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download441 Mbps
Superfast coverage97%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 46%
More green space than 97% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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

COLNEY HATCH LANE SURGERY

192 COLNEY HATCH LANE, MUSWELL HILL, N10 1ET

2 min walk

65%

Recommend GP

65%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

8

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketGreens on the Hill · 929 m
9 tennis courts3 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)

1.8km

Post office

Nearby shops

Muswell Hill International Food Centre32 m
Colney Supermarket80 m
Rishin's Food & Wine Store128 m
Colney Food & Wine651 m

Nearby cafes

Cafe Gospoda46 m
Holybella71 m
Exotic Cafe Bar92 m
Hatch Cafe & Gelateria205 m

Nearby restaurants

Mulakat36 m
La Vera Pizza38 m
Tennessee Express50 m
Theo's Kitchen107 m

Nearby pubs

Furlong99 m
The Maid of Muswell603 m
Belmeis732 m
The Village Green960 m

Nearby gyms

Results560 m
Fitshape607 m
Muswell Hill Methodist Lawn Tennis Club629 m
Muswell Hill Bowling Club775 m

Nearby pharmacies

Abbot Pharmacy134 m

Nearby health

The Muswell Hill Practice977 m
No 18 - Dental Surgery1.1 km
Food hygiene (5-star)63% of 35

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

ARKLEY DRIVE RESIDENTS ASSOCIATION LTD
CASA MORETTI LTD
CHAPMAN DEVELOPMENT LIMITED
CICEK TUTORING LTD
EDGWARE HOUSE LIMITED

+15 more

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.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

38.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,937m
Crossrail 2 route5,492m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,042 nationally

1,648

Est. population

12,231/km²

69%

Employed

66%

Degree educated

£49,000

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

44

Community stability

Age profile

24%
16%
26%
20%
Under 1824%
18–3416%
35–4926%
50–6420%
65+13%

Tenure

27%
31%
34%
Own outright27%
Own (mortgage)31%
Private rent34%
Social rent8%
Shared ownership0%

Ethnicity

52%
26%
White British52%
White Other26%
Asian6%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine10%
No car household37%
Unemployed4%
No qualifications5%

Housing tenure (Census 2021)

Private rent34%
Social rent8%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
12
Local approval rate
75%
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)
6
Largest scheme
46 homes · FORMER ILEA PLAYING FIELDS, FORMER ILEA PLAYING FIELDS, CROMWELL ROAD, COLNEY HATCH LANE, N10
Pipeline pressure
LOW

Named schemes (500m)

SOUTH FRIERN LIBRARY, SOUTH FRIERN LIBRARY, Colney Hatch Lane, Coppetts Ward, N10 1HD14 homes
completed
WHITEHEAD COURT, WHITEHEAD COURT, ALBION AVENUE, N1013 homes
completed
43 & 43a, 43 & 43a, Colney Hatch Lane, N10 1LJ6 homes
completed
14-16, 14-16, Creighton Avenue, N105 homes
completed
54-66, 54-66, Sutton Road, Coppetts, N10 1HG5 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 1ER

Full postcodeN10 1ER
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.599134
Longitude-0.146638
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
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey