Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59510, -0.14344

N10 2EB— Fortis Green, Haringey

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

The family fortress

 

Top 13% LondonSchools 86%Safety 84/100Transport 21/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
72
Safety
84
Schools
90
Transport
21
Environment
100
Investment
42

The bottom line

N10 2EB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 2EB

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 2EB

🛡️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 2EB 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 · Inspected Dec 2021 · 6 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 7 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

Margaret McMillan Nursery School

Not inspected · 36 min walk

6 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.5km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,225/m²
Price per ft²£578/ft²
Avg floor area64.2 m²

EPC breakdown

C
13%
D
19%
E
9%
F
2%

Based on 43 properties · Confidence: high

Street mix

Semi 14%Terraced 8%Detached 2%Flat 77%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£160,500
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+750%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.3%

per year

Acceleration

+140.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 65 sales

Property Type Mix

Total: 65 sales

Detached1.5%
Semi-detached13.8%
Terraced7.7%
Flat/maisonette76.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£99k£225k+128.4%4.8
Post-dot-com plateau2001–2004£499k£557k+11.6%2
Pre-crash peak2005–2007£279k£385k+38.2%3.3
GFC & correction2009–2012£339k£675k+99.1%1.7
Help-to-Buy recovery2013–2016£1.55m£576k-62.9%2
Brexit uncertainty2018–2019£800k£2.02m+152.1%1
Pandemic surge2021–2021£515k£515k+0%2
Rate-rise correction2023–2023£1.32m£1.32m+0%2
Current market2024–2025£475k£838k+76.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
7.2%
District
7.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
23.2 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
22 min walk
Bounds Green Underground StationPiccadilly
24 min walk
Highgate Underground StationNorthern
25 min walk
New SouthgateNational Rail
26 min walk
Wood Green Underground StationPiccadilly
29 min walk
No bus stops within 400m

51

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

3.7 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)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)262
Nearest car park117m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
583m
🅿️
Grove Car Park84 spaces· donation
649m

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: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

1 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 · 2.3 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

63

Parks (1km)

34

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketGreens on the Hill · 431 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)

1.5km

Post office

Nearby shops

Pierre Alix478 m
Muswell Hill International Food Centre491 m
The Hampstead Butcher565 m
Colney Supermarket574 m

Nearby cafes

Broadway cafe & sandwich bar219 m
Mooboo237 m
Beam346 m
Sable D'or384 m

Nearby restaurants

Sushi Zento256 m
La Lluna271 m
Cilicia293 m
Kervan322 m

Nearby pubs

Belmeis245 m
The Mossy Well507 m
The Village Green564 m
The Maid of Muswell570 m

Nearby gyms

Muswell Hill Methodist Lawn Tennis Club266 m
Muswell Hill Bowling Club461 m
The Good Rooms490 m
Results490 m

Nearby pharmacies

Abbot Pharmacy632 m

Nearby health

The Muswell Hill Practice478 m
No 18 - Dental Surgery642 m
Food hygiene (5-star)73% of 108

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

37 MUSWELL AVENUE (FREEHOLD) LIMITED
BROTHERS TRADING COMPANY LTD
GLADMUIR HOUSE LTD
HECTOR HOUSE (FALMOUTH) LTD
WALLBROM LIMITED

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

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

17/100

Velocity score

Future outlook

65.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,446m
Crossrail 2 route5,140m

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)
13
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
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
1
Under construction
0
Completed (3yr)
7
Largest scheme
35 homes · FORTIS GREEN DEPOT, FORTIS GREEN DEPOT, FORTIS GREEN, N10
Pipeline pressure
LOW

Named schemes (500m)

Raglan Hall Hotel 8-12, Raglan Hall Hotel 8-12, Queens Avenue, N10 3NR18 homes
completed
326, 326, Dukes Mews, Muswell Hill, N10 2QN10 homes
completed
Dorchester Court, Colney Hatch Lane, London, N10 1BU, Dorchester Court6 homes
completed
9, 9, Muswell Road, N10 2BJ6 homes
completed
7, 7, Colney Hatch Lane, N10 1PN6 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 2EB

Full postcodeN10 2EB
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.595099
Longitude-0.143438
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