Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59085, -0.15142

N10 3EB— Fortis Green, Haringey

Location and area intelligence for N10 3EB, Fortis Green, Haringey

The practical family move

 

Schools 83%Safety 84/100Transport 26/100Low yield 3.12%

Best for: Families

Compare areas

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

Liveability
66
Safety
84
Schools
90
Transport
26
Environment
74
Investment
53

The bottom line

N10 3EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 59 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N10 3EB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N10 3EB meets your needs.

Location

N10 3EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for N10 3EB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N10 3EB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How N10 3EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Tetherdown Primary School

Not yet inspected · 4 min walk

KS2: 110.1

★★

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 · 34 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

41.0 incidents per 1,000 residents

Better than 70% of London
→ Stable

-50% vs borough

Crime by type

Other28%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime13%
Burglary10%
Drug offences4%
Theft4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area75.9 m²

EPC breakdown

C
3%
D
11%
E
2%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 3%Flat 97%

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£189,750
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)
GlazingPartial secondary glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8%

Total change

+764%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-30.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 38 sales

Property Type Mix

Total: 38 sales

Terraced2.6%
Flat/maisonette97.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£188k+119.3%1.7
Post-dot-com plateau2001–2003£200k£267k+33.5%2
Pre-crash peak2005–2007£314k£423k+34.6%2
GFC & correction2008–2012£369k£475k+28.7%1.4
Help-to-Buy recovery2015–2015£665k£665k+0%1
Brexit uncertainty2017–2019£680k£595k-12.5%1.5
Pandemic surge2021–2021£582k£582k+0%2
Rate-rise correction2022–2023£750k£739k-1.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
7.8%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing1
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
East Finchley Underground StationNorthern line
12.2 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
13 min walk
Highgate Underground StationNorthern
19 min walk
Bounds Green Underground StationPiccadilly
33 min walk
New SouthgateNational Rail
33 min walk
Wood Green Underground StationPiccadilly
37 min walk
No bus stops within 400m

43

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

Canary Wharf68 min ↑
City ★59 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

6

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)154
Nearest car park371m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
624m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download441 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 km

Energy

Solar: 849 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 yield849.4 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

8 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

13

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

23

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Clissold Arms (270 m)

Nearest supermarketPlanet Organic · 419 m
14 tennis courts1 swimming pools5 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)

884m

Post office

Nearby shops

Green & Blossoms47 m
Fortis Green Mini Market58 m
Turntable Bakery421 m
Dunns495 m

Nearby cafes

Chriskitch190 m
GAIL's374 m
La Dinette380 m
Doppio Coffee385 m

Nearby restaurants

bund162 m
Lunablu243 m
Ousia257 m
Hing Takeaway271 m

Nearby pubs

Clissold Arms270 m
The Village Green316 m
Belmeis611 m
The Mossy Well672 m

Nearby gyms

The Muswell Hill Club86 m
GibFit 30267 m
Muswell Hill Bowling Club269 m
Drop Gym411 m

Nearby pharmacies

Abbot Pharmacy1.1 km

Nearby health

No 18 - Dental Surgery498 m
ARCENDO655 m
The Finchley Dentist656 m
The Muswell Hill Practice730 m
Food hygiene (5-star)75% of 60

Business

Local businesses registered here

Active businesses
3
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

A

High street health

Registered businesses

APRIL NINE LTD
CJA CONSULTING LIMITED
E SHEPPARD-JONES 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 score22/100
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

39.1

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,154m
Crossrail 2 route5,571m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,274 nationally

1,660

Est. population

16,445/km²

69%

Employed

64%

Degree educated

£46,300

Median income

2.4%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

24%
20%
28%
16%
Under 1824%
18–3420%
35–4928%
50–6416%
65+12%

Tenure

16%
20%
52%
Own outright16%
Own (mortgage)20%
Private rent52%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

46%
27%
White British46%
White Other27%
Asian7%
Black5%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine9%
No car household55%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent52%
Social rent11%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
Major developments (800m)
1
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
2
Under construction
0
Completed (3yr)
10
Largest scheme
159 homes · St Lukes Woodside Hospital, St Lukes Woodside Hospital, Woodside Avenue, Muswell Hill, N10 3JA
Pipeline pressure
LOW

Named schemes (500m)

St Lukes Woodside Hospital, St Lukes Woodside Hospital, Woodside Avenue, Muswell Hill, N10 3JA159 homes
completed
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
Land between 72-74, Land between 72-74, Twyford Avenue, N2 9NN9 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

Live in N10 3EB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N10 3EB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N10 3EB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N10 3EB

Full postcodeN10 3EB
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.590846
Longitude-0.151422
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