Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59442, -0.14962

N10 1PS— Fortis Green, Haringey

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

The family fortress

 

Schools 80%Safety 75/100Transport 22/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
64
Safety
75
Schools
90
Transport
22
Environment
80
Investment
42

The bottom line

N10 1PS 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 1PS

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+58.0% vs London avg

Deep-dive guides for N10 1PS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N10 1PS 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 · 1 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 2 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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+26% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Anti-social behaviour13%
Vehicle crime12%
Theft8%
Burglary6%
Robbery5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is +58% above 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£5,362/m²
Price per ft²£498/ft²
Avg floor area64 m²

EPC breakdown

C
9%
D
3%
E
1%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 20%Terraced 10%Flat 70%

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£160,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.1%

per year

Acceleration

-7.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached20%
Terraced10%
Flat/maisonette70%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£55k£248k+350%1.3
Help-to-Buy recovery2013–2014£425k£683k+60.6%2
Brexit uncertainty2017–2017£549k£549k+0%1
Current market2025–2025£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

East Finchley Underground StationNorthern
17 min walk
Highgate Underground StationNorthern
24 min walk
New SouthgateNational Rail
28 min walk
Bounds Green Underground StationPiccadilly
28 min walk
Arnos Grove Underground StationPiccadilly
34 min walk
No bus stops within 400m

44

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

3.6 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

5

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)154
Nearest car park321m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
703m

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: 7.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 43%
More green space than 87% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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

RUTLAND HOUSE SURGERY

40 COLNEY HATCH LANE, N10 1DU

5 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

27

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Belmeis (473 m)

Nearest supermarketPlanet Organic · 617 m
8 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

Green & Blossoms431 m
Fortis Green Mini Market435 m
Muswell Hill International Food Centre534 m
Colney Supermarket591 m

Nearby cafes

Chriskitch251 m
Mooboo464 m
Broadway cafe & sandwich bar468 m
Beam519 m

Nearby restaurants

Lunablu396 m
Ousia411 m
Sushi Zento482 m
bund488 m

Nearby pubs

Belmeis473 m
The Village Green474 m
Clissold Arms583 m
Furlong610 m

Nearby gyms

Muswell Hill Methodist Lawn Tennis Club255 m
Muswell Hill Bowling Club260 m
The Muswell Hill Club413 m
GibFit 30421 m

Nearby pharmacies

Abbot Pharmacy642 m

Nearby health

No 18 - Dental Surgery659 m
The Muswell Hill Practice708 m
Food hygiene (5-star)70% of 84

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

4 PAGES LANE LONDON LIMITED
RESILIENCE RMS LTD

Investment

Investment grade, yield and market outlook

42

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.5

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,494m
Crossrail 2 route5,533m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,766 nationally

1,782

Est. population

9,656/km²

67%

Employed

61%

Degree educated

£49,000

Median income

3.1%

Claimant rate

Inner cityHigh densityYoung professionals

33

Community stability

Age profile

26%
23%
26%
16%
Under 1826%
18–3423%
35–4926%
50–6416%
65+9%

Tenure

20%
25%
50%
Own outright20%
Own (mortgage)25%
Private rent50%
Social rent4%
Shared ownership1%

Ethnicity

48%
30%
White British48%
White Other30%
Asian5%
Black3%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine8%
No car household48%
Unemployed6%
No qualifications7%

Housing tenure (Census 2021)

Private rent50%
Social rent4%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
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
3
Under construction
0
Completed (3yr)
14
Largest scheme
159 homes · St Lukes Woodside Hospital, St Lukes Woodside Hospital, Woodside Avenue, Muswell Hill, N10 3JA
Pipeline pressure
LOW

Named schemes (500m)

FORTIS GREEN DEPOT, FORTIS GREEN DEPOT, FORTIS GREEN, N1035 homes
completed
53-55, 53-55, Queens Avenue, N1011 homes
completed
150, 150, Fortis Greeb, N10 3PA9 homes
completed
77, Creighton Avenue, London, N10 1NR, 779 homes
completed
St Martins Court, 16, St Martins Court, 16, Pages Lane, N107 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 1PS

Full postcodeN10 1PS
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.594423
Longitude-0.149616
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