Fortis Green · Haringey · Hampstead and Highgate constituency · 51.58502, -0.15812

N6 4TD— Fortis Green, Haringey

Location and area intelligence for N6 4TD, Fortis Green, Haringey

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 35/100Low yield 3.40%

Best for: Families

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

Liveability
70
Safety
78
Schools
95
Transport
35
Environment
100
Investment
47

The bottom line

N6 4TD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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

N6 4TD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for N6 4TD

🛡️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 N6 4TD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Highgate Primary School

Outstanding · Inspected May 2024 · 9 min walk

KS2: 109.6

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 13 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.9 incidents per 1,000 residents

Better than 70% of London
↑ Rising 252.4%

from a low base — still below London average

-50% vs borough

Crime by type

Vehicle crime30%
Other19%
Violence & sexual offences18%
Anti-social behaviour14%
Burglary14%
Theft3%
Robbery3%
Drug offences1%

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 · 2.1km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area265.8 m²

EPC breakdown

D
4%
E
1%
F
1%

Based on 6 properties · Confidence: low

Street mix

Semi 14%Terraced 14%Detached 71%

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£664,500
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, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,465
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2020 · CAGR

+8.5%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

-3.20

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Detached71.4%
Semi-detached14.3%
Terraced14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£420k£670k+59.5%1.7
Post-dot-com plateau2004–2004£1.41m£1.41m+0%1
Pre-crash peak2005–2007£750k£1.88m+150%1
GFC & correction2011–2012£1.90m£2.10m+10.5%1
Help-to-Buy recovery2016–2016£2.49m£2.49m+0%1
Brexit uncertainty2017–2017£2.77m£2.77m+0%1
Pandemic surge2020–2020£3.00m£3.00m+0%1

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
Below London average
East Finchley Underground StationNorthern line
6.4 min walk
Gospel Oak

Nearby stations

East Finchley Underground StationNorthern
7 min walk
Highgate Underground StationNorthern
15 min walk
Archway Underground StationNorthern
34 min walk
Golders Green Underground StationNorthern
36 min walk
Finchley Central Underground StationNorthern
37 min walk
No bus stops within 400m

44

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

3.1 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

3

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)272
Nearest car park449m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
East Finchley Station Car Park272 spaces· yes
646m

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: 6.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.9 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

18 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 934 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old White Lion (474 m)

Nearest supermarketDacha Russian and Eastern European Shop · 345 m
11 tennis courts7 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)

740m

Post office

Nearby shops

Bottles ‘N’ Jars268 m
Tesco Express482 m
Centro Convenience Store496 m
Muswell Hill Express759 m

Nearby cafes

Aroma Cafe350 m
Dan & Decarlo487 m
Costa580 m
Campbell & Syme618 m

Nearby restaurants

The Engine Room281 m
Dacha Russian Restaurant and Deli345 m
Tops Pizza345 m
Shahi Pakwaan348 m

Nearby pubs

The Old White Lion474 m
The Bald Faced Stag637 m
Clissold Arms646 m

Nearby gyms

Stormont Lawn Tennis and Squash Club228 m
Fortis Green Tennis Club257 m
Clean Body Health Personal Training345 m
FITT Studio348 m

Nearby pharmacies

C W Andrews515 m
Oakdale Pharmacy710 m
Cootes Pharmacy918 m

Nearby health

The Finchley Dentist363 m
ARCENDO365 m
East Finchley Medical Practice448 m
Nuffield Health Highgate Hospital934 m
Food hygiene (5-star)58% of 38

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
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

43.8

Price growth score

D
Medium

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,707m
Crossrail 2 route5,957m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,999 nationally

1,809

Est. population

6,777/km²

63%

Employed

64%

Degree educated

£44,200

Median income

2.7%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

21%
20%
25%
16%
18%
Under 1821%
18–3420%
35–4925%
50–6416%
65+18%

Tenure

30%
24%
37%
Own outright30%
Own (mortgage)24%
Private rent37%
Social rent8%
Shared ownership0%

Ethnicity

44%
24%
14%
White British44%
White Other24%
Asian14%
Black4%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine9%
No car household34%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent37%
Social rent8%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
3
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
LAND AT, 39, LAND AT, 39, WOODSIDE AVENUE, FORDINGTON ROAD (48-62), N610 homes
completed
76-78, Great North Road, London, N2 0LL, 76-78, N2 0LL8 homes
completed
24, 24, Great North Road, N6 4LU5 homes
completed
54, 54, Great North Road, N6 4LT4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.6%
Ward turnout
54%
Election year
2026
MP
Tulip Siddiq (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 N6 4TD

Full postcodeN6 4TD
Postcode districtN6
BoroughLondon Borough of Haringey
WardFortis Green
Latitude51.585017
Longitude-0.158125
Parliamentary constituencyHampstead and Highgate
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
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