Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59003, -0.15495

N2 9NB— Fortis Green, Haringey

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

Strong, well-rated schools nearby

 

Schools 83%Safety 78/100Transport 25/100Yield 3.67%

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
78
Schools
90
Transport
25
Environment
75
Investment
43

The bottom line

N2 9NB 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: 59 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N2 9NB

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 9NB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How N2 9NB 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 · 5 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 · 36 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 · 1.9km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area79.7 m²

EPC breakdown

C
6%
D
9%
E
6%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 8%Terraced 50%Flat 40%Other 3%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£199,250
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)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,913
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+10.4%

Total change

+1346%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

-60.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached7.7%
Terraced51.3%
Flat/maisonette41%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£97k£192k+98.4%3.8
Post-dot-com plateau2002–2004£175k£319k+81.7%2
Pre-crash peak2005–2006£465k£489k+5.2%2
GFC & correction2008–2011£650k£210k-67.7%1
Help-to-Buy recovery2014–2016£906k£1.06m+16.7%2.5
Brexit uncertainty2017–2019£678k£1.20m+77%1
Rate-rise correction2022–2022£1.40m£1.40m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.4% alpha

Weakest performer

Flat/maisonette

-0.5% alpha

Terraced+2.4% α
Local
11.9%
District
9.5%
Flat/maisonette-0.5% α
Local
12.2%
District
12.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
9.1 min walk
New Southgate

Nearby stations

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

23

Walkability score

31

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)

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Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)332
Nearest car park587m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
East Finchley Station Car Park272 spaces· yes
788m

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: 7.0 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

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

1

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

66

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

22

Sports (1km)

2

Convenience

Nearest supermarketDacha Russian and Eastern European Shop · 936 m
12 tennis courts2 swimming pools4 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)

641m

Post office

Nearby shops

Fortis Green Mini Market209 m
Green & Blossoms219 m
Turntable Bakery642 m
Sainsbury's Local659 m

Nearby cafes

Chriskitch435 m
Campbell & Syme578 m
La Dinette608 m
GAIL's611 m

Nearby restaurants

Hing Takeaway95 m
Indian Rasoi103 m
bund126 m
Lunablu499 m

Nearby pubs

Clissold Arms62 m
The Village Green560 m
The Bald Faced Stag648 m
The Old White Lion760 m

Nearby gyms

The Muswell Hill Club211 m
Fortis Green Tennis Club388 m
GibFit 30520 m
Muswell Hill Bowling Club526 m

Nearby pharmacies

Oakdale Pharmacy656 m
C W Andrews675 m
Cootes Pharmacy762 m

Nearby health

ARCENDO397 m
The Finchley Dentist398 m
East Finchley Medical Practice540 m
No 18 - Dental Surgery718 m
Food hygiene (5-star)83% of 23

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

43

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.8

Price growth score

D
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,149m
Crossrail 2 route5,797m

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)
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
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 9NB

Full postcodeN2 9NB
Postcode districtN2
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.590029
Longitude-0.154948
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