Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59097, -0.15465

N2 9HH— Fortis Green, Haringey

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

The family fortress

 

Schools 80%Safety 79/100Transport 24/100~4% 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
62
Safety
79
Schools
90
Transport
24
Environment
78
Investment
37

The bottom line

N2 9HH 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 catches: very high noise — check proximity to rail lines and 59 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N2 9HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N2 9HH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N2 9HH 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 · 4 min walk

P8: +0.52A8: 58.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.8 incidents per 1,000 residents

Better than 72% of London
↑ Rising 325.0%

from a low base — still below London average

-53% vs borough

Crime by type

Vehicle crime25%
Violence & sexual offences24%
Other19%
Burglary18%
Anti-social behaviour12%
Theft1%
Robbery1%
Drug offences0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 1.9km

Crime is 40% 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£16,229/m²
Price per ft²£1,508/ft²
Avg floor area69.2 m²

EPC breakdown

C
2%
D
3%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 13%Terraced 88%

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£173,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (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

1998–2024 · CAGR

+7.1%

Total change

+493%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.2%

per year

Acceleration

+86.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached12.5%
Terraced87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£177k£177k+0%1
GFC & correction2009–2011£235k£370k+57.4%1
Help-to-Buy recovery2013–2014£625k£560k-10.4%1
Brexit uncertainty2017–2019£875k£651k-25.6%1
Current market2024–2024£1.05m£1.05m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
East Finchley Underground StationNorthern line
9.9 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
10 min walk
Highgate Underground StationNorthern
20 min walk
New SouthgateNational Rail
34 min walk
Bounds Green Underground StationPiccadilly
35 min walk
Finchley Central Underground StationNorthern
36 min walk
No bus stops within 400m

27

Walkability score

22

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

3

Car parks (800m)

8

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)60
Nearest car park586m
Santander docks (800m)0
Nearest cycle dock3.4 km

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 52%
More green space than 82% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

10 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.6 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

62

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

23

Sports (1km)

2

Convenience

Nearest supermarketPlanet Organic · 635 m
14 tennis courts2 swimming pools5 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)

1

Cinemas (2km)

662m

Post office

Nearby shops

Fortis Green Mini Market166 m
Green & Blossoms177 m
Turntable Bakery639 m
Sainsbury's Local674 m

Nearby cafes

Chriskitch369 m
GAIL's597 m
La Dinette600 m
Doppio Coffee608 m

Nearby restaurants

Hing Takeaway49 m
bund63 m
Indian Rasoi81 m
Lunablu466 m

Nearby pubs

Clissold Arms64 m
The Village Green539 m
The Bald Faced Stag690 m
The Old White Lion834 m

Nearby gyms

The Muswell Hill Club149 m
Muswell Hill Bowling Club466 m
Fortis Green Tennis Club485 m
GibFit 30491 m

Nearby pharmacies

Oakdale Pharmacy684 m
C W Andrews737 m
Cootes Pharmacy761 m

Nearby health

ARCENDO477 m
The Finchley Dentist478 m
East Finchley Medical Practice606 m
No 18 - Dental Surgery716 m
Food hygiene (5-star)81% of 26

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

A

High street health

Investment

Investment grade, yield and market outlook

37

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 score19/100
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

52.9

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,240m
Crossrail 2 route5,793m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,551 nationally

1,751

Est. population

6,933/km²

61%

Employed

70%

Degree educated

£46,300

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

48

Community stability

Age profile

25%
17%
20%
22%
17%
Under 1825%
18–3417%
35–4920%
50–6422%
65+17%

Tenure

39%
27%
28%
Own outright39%
Own (mortgage)27%
Private rent28%
Social rent5%
Shared ownership0%

Ethnicity

58%
24%
White British57%
White Other24%
Asian7%
Black1%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine7%
No car household29%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent28%
Social rent5%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
11
Development activity
high
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
3
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)

FORTIS GREEN RESERVOIR SITE, FORTIS GREEN RESERVOIR SITE, SOUTHERN ROAD, N229 homes
completed
35, 35, Eastern Road, N2 9LB10 homes
completed
111, Fortis Green, London, N2 9HR, 111, Fortis Green, London, N2 9HR9 homes
completed
77, Creighton Avenue, London, N10 1NR, 779 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 9HH

Full postcodeN2 9HH
Postcode districtN2
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.590969
Longitude-0.154650
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
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