Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59117, -0.15119

N10 3ET— Fortis Green, Haringey

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

The family fortress

 

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
67
Safety
84
Schools
90
Transport
26
Environment
79
Investment
53

The bottom line

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

The catches: high noise levels nearby and 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 3ET 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 3ET meets your needs.

Location

N10 3ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N10 3ET

🛡️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 3ET with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N10 3ET 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 · 5 min walk

KS2: 110.1

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 2 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 · 35 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

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 area84.9 m²

EPC breakdown

C
6%
D
7%
E
5%
G
1%

Based on 19 properties · Confidence: medium

Street mix

Flat 100%

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£212,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+6.8%

Total change

+455%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.0%

per year

Acceleration

-12.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£103k£210k+103.9%1.5
Post-dot-com plateau2001–2004£211k£275k+30.6%1.2
Pre-crash peak2005–2007£360k£431k+19.6%1
Help-to-Buy recovery2014–2016£640k£650k+1.6%1.3
Pandemic surge2020–2020£650k£650k+0%1
Rate-rise correction2022–2022£572k£572k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
9.6%
District
9.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
East Finchley Underground StationNorthern line
12.6 min walk
New Southgate

Nearby stations

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

44

Walkability score

59

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 park373m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
615m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 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

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

13

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

21

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Clissold Arms (292 m)

Nearest supermarketPlanet Organic · 420 m
13 tennis courts5 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)

902m

Post office

Nearby shops

Green & Blossoms71 m
Fortis Green Mini Market81 m
Turntable Bakery421 m
Dunns492 m

Nearby cafes

Chriskitch153 m
GAIL's367 m
La Dinette376 m
Doppio Coffee379 m

Nearby restaurants

bund181 m
Lunablu227 m
Ousia243 m
Hing Takeaway289 m

Nearby pubs

Clissold Arms292 m
The Village Green306 m
Belmeis584 m
The Mossy Well658 m

Nearby gyms

The Muswell Hill Club93 m
Muswell Hill Bowling Club237 m
GibFit 30254 m
Drop Gym406 m

Nearby pharmacies

Abbot Pharmacy1.0 km

Nearby health

No 18 - Dental Surgery496 m
ARCENDO686 m
The Finchley Dentist687 m
The Muswell Hill Practice713 m
Food hygiene (5-star)75% of 59

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EMEC HAMPSTEAD LIMITED
LAURA LYGREN INTERIORS LIMITED
MV4OUNDATION CIC
T CIRCLE LTD
TT MANAGEMENT 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 route11,183m
Crossrail 2 route5,561m

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 3ET? 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 3ET.
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 3ET

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

No spam. Unsubscribe anytime.

Key facts for N10 3ET

Full postcodeN10 3ET
Postcode districtN10
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.591166
Longitude-0.151192
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