Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59669, -0.15178

N10 1LA— Fortis Green, Haringey

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

The family fortress

 

Schools 80%Safety 83/100Transport 16/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
55
Safety
83
Schools
90
Transport
16
Environment
84
Investment
31

The bottom line

N10 1LA 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: 59 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 1LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for N10 1LA

🛡️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 N10 1LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Eden Primary

Not yet inspected · 2 min walk

KS2: 109.1

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 5 min walk

P8: +0.52A8: 58.4

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

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 41 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
→ Stable

-34% vs borough

Crime by type

Other25%
Violence & sexual offences22%
Vehicle crime19%
Anti-social behaviour17%
Drug offences8%
Burglary5%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.0km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N10 district median

£615,085

Based on 141 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,756/m²
Price per ft²£721/ft²
Avg floor area87.1 m²

EPC breakdown

C
19%
D
1%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 8%Terraced 69%Flat 23%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£217,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, 150 mm loft insulation
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

1996–2025 · CAGR

+8.3%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+2.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached7.7%
Terraced69.2%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£149k+125%1
Post-dot-com plateau2001–2004£175k£192k+9.9%1
Pre-crash peak2005–2005£281k£281k+0%2
GFC & correction2009–2011£250k£250k+0%1
Help-to-Buy recovery2014–2014£535k£535k+0%1
Brexit uncertainty2019–2019£560k£560k+0%1
Pandemic surge2020–2020£600k£600k+0%1
Current market2025–2025£660k£660k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
East Finchley Underground StationNorthern line
16.7 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
18 min walk
New SouthgateNational Rail
25 min walk
Highgate Underground StationNorthern
27 min walk
Bounds Green Underground StationPiccadilly
28 min walk
Arnos Grove Underground StationPiccadilly
32 min walk
No bus stops within 400m

28

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

Canary Wharf68 min ↑
City ★59 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

6

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)43
Nearest car park472m
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 waterLOW
Low
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 AONB46% green spaceTree canopy: 46%
More green space than 94% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

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

7 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Furlong (446 m)

Nearest supermarketPlanet Organic · 909 m
7 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Muswell Hill International Food Centre417 m
Colney Supermarket435 m
Rishin's Food & Wine Store463 m
Fortis Green Mini Market647 m

Nearby cafes

Cafe Gospoda420 m
Exotic Cafe Bar442 m
Holybella465 m
Hatch Cafe & Gelateria516 m

Nearby restaurants

La Vera Pizza415 m
Tennessee Express422 m
Mulakat450 m
Theo's Kitchen451 m

Nearby pubs

Furlong446 m
Clissold Arms725 m
Belmeis726 m
The Village Green766 m

Nearby gyms

Muswell Hill Methodist Lawn Tennis Club523 m
Muswell Hill Bowling Club551 m
The Muswell Hill Club614 m
GibFit 30711 m

Nearby pharmacies

Abbot Pharmacy467 m

Nearby health

No 18 - Dental Surgery952 m
Food hygiene (5-star)67% of 45

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

VENTUM FM LIMITED

Investment

Investment grade, yield and market outlook

31

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,779m
Crossrail 2 route5,744m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,041 nationally

2,683

Est. population

12,617/km²

62%

Employed

50%

Degree educated

£46,300

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

29%
18%
24%
20%
Under 1829%
18–3418%
35–4924%
50–6420%
65+9%

Tenure

16%
31%
17%
33%
Own outright16%
Own (mortgage)31%
Private rent17%
Social rent33%
Shared ownership4%
Rent free1%

Ethnicity

37%
19%
14%
White British37%
White Other19%
Asian10%
Black14%
Mixed12%
Other9%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household30%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent33%
Private rent17%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
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
2
Under construction
0
Completed (3yr)
23
Largest scheme
140 homes · COPPETTS WOOD HOSPITAL, COPPETTS WOOD HOSPITAL, COPPETTS ROAD, N10
Pipeline pressure
LOW

Named schemes (500m)

77, Creighton Avenue, London, N10 1NR, 779 homes
completed
St Martins Court, 16, St Martins Court, 16, Pages Lane, N107 homes
completed
14-16, 14-16, Creighton Avenue, N105 homes
completed
54-66, 54-66, Sutton Road, Coppetts, N10 1HG5 homes
completed
45, 45, Creighton Avenue, N10 1NX3 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 1LA

Full postcodeN10 1LA
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.596688
Longitude-0.151776
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