Fortis Green · Haringey · Hornsey and Friern Barnet constituency · 51.59171, -0.15544

N2 9NL— Fortis Green, Haringey

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

The family fortress

 

Schools 86%Safety 79/100Transport 24/100Yield 3.67%

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
47

The bottom line

N2 9NL 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 9NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N2 9NL

🛡️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 9NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Eden Primary

Not yet inspected · 6 min walk

KS2: 109.1

★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 38 min walk

7 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 1.8km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area202.8 m²

EPC breakdown

B
1%
C
1%
D
4%
E
5%

Based on 11 properties · Confidence: medium

Street mix

Semi 68%Terraced 5%Detached 26%

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£507,000
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)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+9%

Total change

+1028%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.1%

per year

Acceleration

-7.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 19 sales

Property Type Mix

Total: 19 sales

Detached26.3%
Semi-detached68.4%
Terraced5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£226k£428k+89.5%1.2
Post-dot-com plateau2001–2001£575k£575k+0%1
Pre-crash peak2006–2006£823k£823k+0%2
GFC & correction2008–2011£1.32m£1.41m+6.4%1.3
Help-to-Buy recovery2014–2015£1.63m£1.73m+5.9%2
Pandemic surge2020–2020£2.16m£2.16m+0%2
Rate-rise correction2023–2023£2.55m£2.55m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
8.6%
District
9.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
21 min walk
New SouthgateNational Rail
33 min walk
Bounds Green Underground StationPiccadilly
34 min walk
Finchley Central Underground StationNorthern
35 min walk
No bus stops within 400m

26

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

3.5 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)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)60
Nearest car park665m
Santander docks (800m)0
Nearest cycle dock3.5 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 58%
More green space than 83% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 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

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketBudgens · 655 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)

620m

Post office

Nearby shops

Fortis Green Mini Market239 m
Green & Blossoms250 m
Sainsbury's Local626 m
Turntable Bakery716 m

Nearby cafes

Chriskitch402 m
Campbell & Syme591 m
Costa653 m
GAIL's667 m

Nearby restaurants

Hing Takeaway96 m
Indian Rasoi105 m
bund149 m
Lunablu527 m

Nearby pubs

Clissold Arms130 m
The Village Green607 m
The Bald Faced Stag666 m
The Old White Lion843 m

Nearby gyms

The Muswell Hill Club210 m
Muswell Hill Bowling Club502 m
Fortis Green Tennis Club532 m
GibFit 30554 m

Nearby pharmacies

Oakdale Pharmacy648 m
Cootes Pharmacy700 m
C W Andrews735 m

Nearby health

ARCENDO500 m
The Finchley Dentist502 m
East Finchley Medical Practice609 m
Food hygiene (5-star)86% of 21

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

47

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 score19/100
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

38.6

Price growth score

D
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,336m
Crossrail 2 route5,862m

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
No
Article 4 area
No
Listed buildings (800m)
10
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
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
115, 115, Fortis Green, N2 9HW9 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

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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Compare Haringey with nearby boroughs:

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Key facts for N2 9NL

Full postcodeN2 9NL
Postcode districtN2
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.591710
Longitude-0.155443
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