Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59474, -0.14888

N10 1PU— Fortis Green, Haringey

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

The family fortress

 

Schools 80%Safety 75/100Transport 21/100Low yield 3.12%

Best for: Families

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

Liveability
64
Safety
75
Schools
90
Transport
21
Environment
80
Investment
53

The bottom line

N10 1PU 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 1PU

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 1PU

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

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“The family fortress”

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How N10 1PU 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 · 3 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

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is +58% above London average

Property

Prices, sales volume and market trends

Avg floor area143.3 m²

EPC breakdown

C
1%
D
11%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Semi 50%Terraced 46%Detached 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£358,250
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)
RoofPitched, no insulation (assumed)
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

1995–2022 · CAGR

+5.1%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

-74.6%

per year

Acceleration

-344.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached50%
Terraced46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£205k£485k+136.8%1.8
Post-dot-com plateau2001–2004£280k£333k+18.8%1.5
Pre-crash peak2005–2006£700k£575k-17.9%1
GFC & correction2010–2012£488k£930k+90.8%1.7
Help-to-Buy recovery2015–2016£1.10m£1.36m+22.9%1.5
Brexit uncertainty2017–2017£837k£837k+0%1
Pandemic surge2021–2021£3.10m£3.10m+0%1
Rate-rise correction2022–2022£785k£785k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.9% alpha

Semi-detached+3.9% α
Local
15.1%
District
11.2%

CAGR over 4yr 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 3

Moderate

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

Nearby stations

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

45

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

3.6 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

7

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)193
Nearest car park261m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
695m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed484 Mbps
Median download444 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 — 3.2 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 2.1 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

80

Parks (1km)

27

Restaurants (800m)

21

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Belmeis (441 m)

Nearest supermarketPlanet Organic · 630 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)

1.2km

Post office

Nearby shops

Green & Blossoms484 m
Muswell Hill International Food Centre485 m
Fortis Green Mini Market489 m
Colney Supermarket547 m

Nearby cafes

Chriskitch291 m
Mooboo431 m
Broadway cafe & sandwich bar432 m
Beam497 m

Nearby restaurants

Lunablu419 m
Ousia432 m
Sushi Zento450 m
La Lluna463 m

Nearby pubs

Belmeis441 m
The Village Green490 m
Furlong566 m
Clissold Arms643 m

Nearby gyms

Muswell Hill Methodist Lawn Tennis Club229 m
Muswell Hill Bowling Club281 m
GibFit 30441 m
The Muswell Hill Club469 m

Nearby pharmacies

Abbot Pharmacy599 m

Nearby health

No 18 - Dental Surgery665 m
The Muswell Hill Practice685 m
Food hygiene (5-star)74% of 92

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ARISTOU COMMERCIAL LETTINGS LIMITED
ARISTOU HOLDINGS LIMITED
BAMBUSA COMMUNICATIONS LIMITED
COLOURGOLD LIMITED
WANDERLAND LONDON LTD

Investment

Investment grade, yield and market outlook

53

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

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.7

Price growth score

D
Medium

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,512m
Crossrail 2 route5,493m

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)
13
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
5
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
3
Under construction
0
Completed (3yr)
16
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 1PU

Full postcodeN10 1PU
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.594736
Longitude-0.148881
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