Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.58712, -0.15680

N2 9AF— Fortis Green, Haringey

Location and area intelligence for N2 9AF, Fortis Green, Haringey

The family fortress

 

Top 13% LondonSchools 100%Safety 78/100Transport 35/100~4% 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
72
Safety
78
Schools
90
Transport
35
Environment
86
Investment
35

The bottom line

N2 9AF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N2 9AF

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+10.2% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for N2 9AF

🛡️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 N2 9AF 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 · 9 min walk

P8: +0.52A8: 58.4

100% of local schools rated Good or Outstanding · based on 10 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

41.3 incidents per 1,000 residents

Better than 70% of London
↑ Rising 360.0%

from a low base — still below London average

-49% vs borough

Crime by type

Vehicle crime35%
Other22%
Anti-social behaviour16%
Violence & sexual offences13%
Burglary9%
Theft3%
Drug offences1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 2.0km

Crime is 36% 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.

N2 district median

£522,500

Based on 94 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,868/m²
Price per ft²£638/ft²
Avg floor area123.8 m²

EPC breakdown

B
1%
C
13%
D
7%

Based on 21 properties · Confidence: medium

Street mix

Terraced 89%Detached 11%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£309,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2026 · CAGR

+3.7%

Total change

+198%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.9%

per year

Acceleration

-86.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 53 sales

Property Type Mix

Total: 53 sales

Detached11.3%
Terraced88.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£263k£249k-5.3%7.4
Post-dot-com plateau2001–2004£238k£385k+62.1%3
Help-to-Buy recovery2013–2014£1.50m£1.00m-33.3%1
Brexit uncertainty2019–2019£825k£825k+0%1
Pandemic surge2021–2021£850k£850k+0%1
Rate-rise correction2023–2023£1.26m£1.26m+0%2
Current market2026–2026£783k£783k+0%1

Price Trajectory by Type

DetachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-2.2% alpha

Weakest performer

Detached

-23.3% alpha

Terraced-2.2% α
Local
6%
District
8.2%
Detached-23.3% α
Local
14.5%
District
37.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
East Finchley Underground StationNorthern line
6.8 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
7 min walk
Highgate Underground StationNorthern
16 min walk
Archway Underground StationNorthern
36 min walk
Finchley Central Underground StationNorthern
36 min walk
Golders Green Underground StationNorthern
38 min walk
No bus stops within 400m

30

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★47 min
Waterloo47 min ↑
Canary Wharf58 min ↑
City51 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

4

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)332
Nearest car park586m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
East Finchley Station Car Park272 spaces· yes
644m

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: 6.7 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 34%
More green space than 97% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.2 km

Energy

Solar: 850 kWh/kWp/yr

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 yield849.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RUTLAND HOUSE SURGERY

40 COLNEY HATCH LANE, N10 1DU

15 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Clissold Arms (396 m)

Nearest supermarketDacha Russian and Eastern European Shop · 590 m
11 tennis courts4 swimming pools3 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)

634m

Post office

Nearby shops

Bottles ‘N’ Jars432 m
Tesco Express499 m
Fortis Green Mini Market524 m
Centro Convenience Store529 m

Nearby cafes

Dan & Decarlo494 m
Costa518 m
Campbell & Syme524 m
Aroma Cafe585 m

Nearby restaurants

Indian Rasoi415 m
Hing Takeaway428 m
The Engine Room436 m
bund469 m

Nearby pubs

Clissold Arms396 m
The Old White Lion534 m
The Bald Faced Stag569 m
The Village Green783 m

Nearby gyms

Fortis Green Tennis Club118 m
Stormont Lawn Tennis and Squash Club429 m
The Muswell Hill Club541 m
FITT Studio587 m

Nearby pharmacies

C W Andrews507 m
Oakdale Pharmacy620 m
Cootes Pharmacy803 m

Nearby health

The Finchley Dentist235 m
ARCENDO236 m
East Finchley Medical Practice389 m
Nuffield Health Highgate Hospital1.2 km
Food hygiene (5-star)59% of 27

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

35

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

61.1

Price growth score

C
Medium

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,890m
Crossrail 2 route5,883m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,478 nationally

1,669

Est. population

8,034/km²

63%

Employed

75%

Degree educated

£46,300

Median income

1.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

28%
21%
23%
17%
Under 1828%
18–3411%
35–4921%
50–6423%
65+17%

Tenure

43%
35%
16%
Own outright43%
Own (mortgage)35%
Private rent16%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

59%
23%
White British59%
White Other23%
Asian6%
Black1%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine6%
No car household23%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent16%
Social rent6%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
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
8
Under construction
0
Completed (3yr)
18
Largest scheme
29 homes · FORTIS GREEN RESERVOIR SITE, FORTIS GREEN RESERVOIR SITE, SOUTHERN ROAD, N2
Pipeline pressure
LOW

Named schemes (500m)

FORTIS GREEN RESERVOIR SITE, FORTIS GREEN RESERVOIR SITE, SOUTHERN ROAD, N229 homes
completed
35, 35, Eastern Road, N2 9LB10 homes
completed
LAND AT, 39, LAND AT, 39, WOODSIDE AVENUE, FORDINGTON ROAD (48-62), N610 homes
completed
111, Fortis Green, London, N2 9HR, 111, Fortis Green, London, N2 9HR9 homes
completed
115, 115, Fortis Green, N2 9HW9 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 N2 9AF

Full postcodeN2 9AF
Postcode districtN2
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.587118
Longitude-0.156799
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