Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59950, -0.14300

N10 2RG— Fortis Green, Haringey

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

The family fortress

 

Schools 80%Safety 85/100Transport 18/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
85
Schools
100
Transport
18
Environment
71
Investment
32

The bottom line

N10 2RG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 2RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for N10 2RG

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N10 2RG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hollickwood Primary School

Not yet inspected · 8 min walk

KS2: 107.0

★★★

Secondary

Alexandra Park School

Outstanding · Inspected Feb 2023 · 6 min walk

P8: +0.81A8: 61.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.1 incidents per 1,000 residents

Better than 74% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime37%
Other15%
Violence & sexual offences15%
Anti-social behaviour14%
Burglary11%
Theft5%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is 44% below 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£14,030/m²
Price per ft²£1,303/ft²
Avg floor area135.8 m²

EPC breakdown

C
2%
D
9%
E
3%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 17%Terraced 55%Flat 28%

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£339,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,913
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7.7%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+182.7%

per year

Acceleration

+180.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached17.2%
Terraced55.2%
Flat/maisonette27.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£252k£207k-17.9%2.3
Post-dot-com plateau2001–2004£390k£265k-32.1%1.8
Pre-crash peak2006–2006£474k£474k+0%2
GFC & correction2008–2012£550k£823k+49.6%1.3
Help-to-Buy recovery2013–2013£415k£415k+0%1
Brexit uncertainty2017–2018£1.06m£1.00m-5.7%1.5
Pandemic surge2021–2021£650k£650k+0%3
Rate-rise correction2023–2023£665k£665k+0%1
Current market2024–2024£1.88m£1.88m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.5% alpha

Terraced-4.5% α
Local
10%
District
14.5%

CAGR over 6yr 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 Volume75
Seasonal Timing32
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Arnos Grove Underground StationPiccadilly line
23.8 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

Bounds Green Underground StationPiccadilly
19 min walk
New SouthgateNational Rail
20 min walk
Arnos Grove Underground StationPiccadilly
25 min walk
East Finchley Underground StationNorthern
26 min walk
Wood Green Underground StationPiccadilly
29 min walk
No bus stops within 400m

28

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

4.0 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)

1

EV chargers (800m)

Total spaces (800m)43
Nearest car park328m
Santander docks (800m)0
Nearest cycle dock4.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 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

COLNEY HATCH LANE SURGERY

192 COLNEY HATCH LANE, MUSWELL HILL, N10 1ET

4 min walk

65%

Recommend GP

65%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Furlong (323 m)

Nearest supermarketGreens on the Hill · 905 m
9 tennis courts2 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)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Muswell Hill International Food Centre281 m
Colney Supermarket316 m
Rishin's Food & Wine Store337 m
Colney Food & Wine714 m

Nearby cafes

Holybella287 m
Cafe Gospoda299 m
Owens319 m
Exotic Cafe Bar320 m

Nearby restaurants

Mulakat274 m
La Vera Pizza279 m
Tennessee Express301 m
Theo's Kitchen327 m

Nearby pubs

Furlong323 m
The Maid of Muswell356 m
Belmeis734 m
The Mossy Well987 m

Nearby gyms

Results327 m
Fitshape367 m
Muswell Hill Methodist Lawn Tennis Club706 m
Bowling Green755 m

Nearby pharmacies

Abbot Pharmacy340 m

Nearby health

The Muswell Hill Practice945 m
No 18 - Dental Surgery1.1 km
Food hygiene (5-star)65% of 52

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

LILO MEDIA LTD
NATIONAL PURE WATER ASSOCIATION LTD
STRATISOLVE LIMITED

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,911m
Crossrail 2 route5,271m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,875 nationally

1,800

Est. population

9,569/km²

67%

Employed

68%

Degree educated

£50,900

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

28%
26%
20%
14%
Under 1828%
18–3413%
35–4926%
50–6420%
65+14%

Tenure

36%
37%
23%
Own outright36%
Own (mortgage)37%
Private rent23%
Social rent4%
Shared ownership0%

Ethnicity

58%
20%
White British58%
White Other20%
Asian6%
Black3%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household22%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent23%
Social rent4%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
10
Local approval rate
67%
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)
6
Largest scheme
15 homes · PRIORY WORKS SITE, 149, PRIORY WORKS SITE, 149, SYDNEY ROAD, N10
Pipeline pressure
LOW

Named schemes (500m)

335, 335, ALEXANDRA ROAD, N1010 homes
completed
43 & 43a, 43 & 43a, Colney Hatch Lane, N10 1LJ6 homes
completed
42, 42, Colney Hatch Lane, N10 1DU4 homes
completed
62, 62, Coniston Road, N10 2BN4 homes
completed
86, 86, Alexandra Park Road, N10 2AD4 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 2RG

Full postcodeN10 2RG
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.599499
Longitude-0.142999
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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