Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59399, -0.14226

N10 2BJ— Fortis Green, Haringey

Location and area intelligence for N10 2BJ, Fortis Green, Haringey

The family fortress

 

Top 6% LondonSchools 86%Safety 96/100Transport 29/100Low yield 1.47%Only 1 sales — thin data

Best for: Families

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

Liveability
77
Safety
96
Schools
90
Transport
29
Environment
99
Investment
38

Location

N10 2BJ

Key facts for N10 2BJ

Full postcodeN10 2BJ
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.593992
Longitude-0.142256
Parliamentary constituencyHornsey and Friern Barnet
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
ExcellentPositiveRisk: Low

London Benchmarks

vs London avg price+151.0% vs London avg
vs London income+16.7% vs London avg
vs London crime-96.3% vs London avg

Deep-dive guides for N10 2BJ

🛡️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 2BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Muswell Hill Primary School

Good · 4 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · 8 min walk

P8: +0.52A8: 58.4

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 34 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

2.4 incidents per 1,000 residents

Top 5% — safest in London
↓ Falling 20.0%

-89% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Robbery25%
Vehicle crime25%
Drug offences0%
Theft0%
Burglary0%
Violence & sexual offences0%

Road safety

93

Road safety score

7

Accidents (5yr)

Crime is 96% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,305,000

Median sale price

Top 10% — 151% above London median

£1,305,000 is 151% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£17,779/m²
Price per ft²£1,652/ft²
Avg floor area73.4 m²

EPC breakdown

B
1%
C
14%
D
17%
E
9%
F
2%

Based on 43 properties · Confidence: high

Street mix

Terraced 17%Detached 6%Flat 78%

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

Stamp duty

Standard buyer£71,750
First-time buyerFTB
£71,750
Additional propertyBTL/2nd
£110,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

26.6×

Price-to-income

£6,528/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,500
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

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

🚇
East Finchley Underground StationNorthern
22 min walk
🚇
Highgate Underground StationNorthern
23 min walk
🚇
Bounds Green Underground StationPiccadilly
24 min walk
🚂
New SouthgateNational Rail
28 min walk
🚇
Wood Green Underground StationPiccadilly
28 min walk
🚌5 bus routes · 8 stops within 400m · 334 buses/hr peak

69

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge65 min ↑
Victoria68 min ↑
Waterloo58 min ↑
Canary Wharf66 min ↑
City ★55 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)238
Nearest car park241m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
457m
🅿️
Grove Car Park84 spaces· donation
530m
🅿️
Alexandra Palace Garden Centre· no
681m

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

22 Apr

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: 10.0 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: 7.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 km

Energy

Solar: 849 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 yield849.4 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

2 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

30

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

9

Gyms (1km)

21

Sports (1km)

1

Convenience

Nearest supermarketGreens on the Hill · 291 m
12 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Pierre Alix347 m
The Hampstead Butcher454 m
Dunns529 m
Turntable Bakery551 m

Nearby cafes

Broadway cafe & sandwich bar115 m
Mooboo136 m
Beam232 m
Sable D'or266 m

Nearby restaurants

Sushi Zento147 m
La Lluna158 m
Cilicia176 m
Kervan212 m

Nearby pubs

Belmeis139 m
The Mossy Well372 m
The Village Green504 m
Bonafide Studio514 m

Nearby gyms

Muswell Hill Methodist Lawn Tennis Club283 m
The Good Rooms348 m
Total Boxer440 m
Muswell Hill Bowling Club459 m

Nearby pharmacies

Abbot Pharmacy780 m

Nearby health

The Muswell Hill Practice334 m
No 18 - Dental Surgery539 m
Food hygiene (5-star)75% of 95

Business

Local businesses registered here

Active businesses
4
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

AAC CAMP UK CIC
RED SEA LODGE CONSULTING LTD
TENANT SPACES LIMITED
THE UNSPOKEN PROJECT CIC

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Low gross yield (1.47%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
1.47% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score58/100
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

62.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,306m
Crossrail 2 route5,028m

Demographics

22 Apr

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

3.3%

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%
Price vs London+151.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
20
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
100%
Borough approval rate
78%
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)
2
Largest scheme
35 homes · FORTIS GREEN DEPOT, FORTIS GREEN DEPOT, FORTIS GREEN, N10
Pipeline pressure
LOW

Named schemes (500m)

56, 56, Muswell Hill, N10 3ST34 homes
completed
77 The Penthouse, 77, Muswell Hill, N10 3PJ27 homes
completed
Raglan Hall Hotel 8-12, Raglan Hall Hotel 8-12, Queens Avenue, N10 3NR18 homes
completed
GROVE LODGE, 17, GROVE LODGE, 17, MUSWELL HILL, N1011 homes
completed
326, 326, Dukes Mews, Muswell Hill, N10 2QN10 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,305,000)

£71,750

Standard buyer

£71,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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The bottom line

N10 2BJ offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £1,305,000 median — strong value for Families who can accept its trade-offs.

The catch: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

What else could £1.3m buy?

Similar-priced postcodes — sorted by transport score.

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Data freshness

When each data source was last updated

95%

Confidence score

12/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
stats199 Jun
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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