Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.58976, -0.15373

N2 9LY— Fortis Green, Haringey

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

The family fortress

 

Schools 80%Safety 78/100Transport 31/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
78
Schools
90
Transport
31
Environment
87
Investment
39

The bottom line

N2 9LY 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 9LY

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 9LY

🛡️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 9LY 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 · 3 min walk

KS2: 110.1

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 5 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 · 35 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.9km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£20,694/m²
Price per ft²£1,923/ft²
Avg floor area80.8 m²

EPC breakdown

B
1%
C
11%
D
22%
E
9%
G
1%

Based on 44 properties · Confidence: high

Street mix

Semi 34%Terraced 31%Flat 34%Other 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£202,000
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

1995–2025 · CAGR

+11.3%

Total change

+2383%

Market Activity

Price Velocity & Acceleration

Current Velocity

+198.0%

per year

Acceleration

+257.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached34.4%
Terraced31.3%
Flat/maisonette34.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£225k+274.2%3.2
Post-dot-com plateau2001–2004£268k£299k+11.8%3
Pre-crash peak2005–2007£465k£635k+36.6%3
GFC & correction2009–2012£315k£764k+142.4%1.7
Help-to-Buy recovery2013–2016£895k£1.03m+15.6%1.8
Brexit uncertainty2017–2019£653k£900k+37.9%2.5
Pandemic surge2020–2021£1.05m£350k-66.7%1
Rate-rise correction2022–2023£1.24m£500k-59.5%1
Current market2025–2025£1.49m£1.49m+0%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Weakest performer

Flat/maisonette

-2% alpha

Semi-detached+0.5% α
Local
8.1%
District
7.6%
Terraced-1.3% α
Local
6.9%
District
8.2%
Flat/maisonette-2% α
Local
7.3%
District
9.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing36
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
18 min walk
Bounds Green Underground StationPiccadilly
35 min walk
New SouthgateNational Rail
35 min walk
Finchley Central Underground StationNorthern
37 min walk
No bus stops within 400m

30

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

3.3 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)

10

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)150
Nearest car park501m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
775m

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: 6.9 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 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

11 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 · 1.5 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

71

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

26

Sports (1km)

2

Convenience

Nearest supermarketPlanet Organic · 548 m
15 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)

728m

Post office

Nearby shops

Fortis Green Mini Market161 m
Green & Blossoms168 m
Turntable Bakery556 m
Muswell Hill Express619 m

Nearby cafes

Chriskitch388 m
La Dinette524 m
GAIL's529 m
Doppio Coffee539 m

Nearby restaurants

bund125 m
Hing Takeaway164 m
Indian Rasoi183 m
Lunablu426 m

Nearby pubs

Clissold Arms139 m
The Village Green481 m
The Bald Faced Stag729 m
Belmeis807 m

Nearby gyms

The Muswell Hill Club179 m
Fortis Green Tennis Club426 m
GibFit 30444 m
Muswell Hill Bowling Club470 m

Nearby pharmacies

Oakdale Pharmacy741 m
C W Andrews745 m

Nearby health

ARCENDO458 m
The Finchley Dentist459 m
East Finchley Medical Practice610 m
No 18 - Dental Surgery632 m
Food hygiene (5-star)76% of 29

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

39

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

47.3

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,092m
Crossrail 2 route5,709m

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)
14
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
1
Planning apps (3 years)
1
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
LAND AT, 39, LAND AT, 39, WOODSIDE AVENUE, FORDINGTON ROAD (48-62), N610 homes
completed
35, 35, Eastern Road, N2 9LB10 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 9LY

Full postcodeN2 9LY
Postcode districtN2
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.589758
Longitude-0.153732
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