Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59449, -0.14339

N10 2ED— Fortis Green, Haringey

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

The family fortress

 

Top 13% LondonSchools 86%Safety 84/100Transport 21/100Low yield 3.12%

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
49

The bottom line

N10 2ED 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 2ED

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 2ED

🛡️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 2ED 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 · 5 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 · 35 min walk

7 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 · 1.4km

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area62.7 m²

EPC breakdown

C
9%
D
16%

Based on 25 properties · Confidence: medium

Street mix

Flat 96%Other 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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2023 · CAGR

+7.7%

Total change

+703%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.4%

per year

Acceleration

+20.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£135k+156.5%2
Post-dot-com plateau2001–2004£117k£250k+112.9%1.3
Pre-crash peak2005–2006£206k£178k-13.8%1.5
GFC & correction2008–2012£179k£320k+78.7%1
Help-to-Buy recovery2014–2015£308k£425k+38.2%1.5
Brexit uncertainty2018–2018£383k£383k+0%2
Rate-rise correction2023–2023£422k£422k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
7.7%
District
6.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
22.4 min walk
New Southgate

Nearby stations

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

55

Walkability score

79

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

11

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)238
Nearest car park145m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
515m
🅿️
Grove Car Park84 spaces· donation
621m
🅿️
Alexandra Palace Garden Centre· no
777m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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: 28%
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

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 · 2.2 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

62

Parks (1km)

32

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketGreens on the Hill · 366 m
10 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 Alix410 m
The Hampstead Butcher497 m
Muswell Hill International Food Centre552 m
Dunns565 m

Nearby cafes

Broadway cafe & sandwich bar151 m
Mooboo169 m
Beam278 m
Sable D'or316 m

Nearby restaurants

Sushi Zento188 m
La Lluna203 m
Cilicia225 m
Kervan254 m

Nearby pubs

Belmeis177 m
The Mossy Well440 m
The Village Green505 m
Bonafide Studio583 m

Nearby gyms

Muswell Hill Methodist Lawn Tennis Club228 m
Muswell Hill Bowling Club419 m
The Good Rooms425 m
Total Boxer484 m

Nearby pharmacies

Abbot Pharmacy694 m

Nearby health

The Muswell Hill Practice414 m
No 18 - Dental Surgery575 m
Food hygiene (5-star)73% of 107

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

A D A PERFORMANCE ANALYTICS LIMITED
COPYRICHH LTD
DOT31 LIMITED
FIRST STRATEGY LIMITED
PAZZIONI LTD

+1 more

Investment

Investment grade, yield and market outlook

49

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

45.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,379m
Crossrail 2 route5,118m

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)
1
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)
5
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
326, 326, Dukes Mews, Muswell Hill, N10 2QN10 homes
completed
77, 77, Muswell Hill, N10 3PJ7 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 2ED

Full postcodeN10 2ED
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.594487
Longitude-0.143391
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
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