Neighbourhood · Haringey
Fortis Green & Coldfall: house prices and how the area is changing
Official figures for the Fortis Green & Coldfall neighbourhood of Haringey, England (ONS area Haringey 017). Headline figures assembled 12 October 2026. Postcodes N10, N2. Figures that read a point use the neighbourhood's centre, near N2 9NS.
One of the most affluent neighbourhoods in England, showing clear signs of gentrification
Fortis Green & Coldfall is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Haringey (8 of 22 signals rising, 1 falling). Houses here typically resell for £1,500,000 and flats for £512,000 (median resale prices, 2023-2025). Recorded crime is lower than across Haringey (0.4 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, East Finchley, is about a 13-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.
Typical house price
£1,500,000
Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£512,000
Median resale price of flats in the neighbourhood, 2023-2025; +2% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Clear signs
Weighted balance +0.31; 8 of 22 signals up, 1 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 9 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 4 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£103,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.4 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Fortis Green & Coldfall sits in Haringey
- Typical house price: 7th highest of the 33 neighbourhoods in Haringey with enough house sales for one
- Typical flat price: 10th highest of the 33 neighbourhoods in Haringey with enough flat sales for one
- Average household income: 3rd highest of 36 neighbourhoods in Haringey
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Fortis Green & Coldfall
Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
8 of 22 counted signals point towards rising affluence against Haringey, 1 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Recorded crime
- Anti-social behaviour
- Income deprivation ranking
- Air quality
- Home improvement applications
- Catching up with neighbouring areas
- Homes selling
- Benefit claims (DWP)
Falling behind the borough
- Single-person households under 65
Stations and schools nearby
Nearest stations
- East Finchley Underground station, about a 13-minute walk from the neighbourhood's centre (1.0 km in a straight line).
- Alexandra Palace Railway station, 2.4 km from the neighbourhood's centre in a straight line. About 16 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern to Moorgate (about 22 min); Great Northern and Thameslink to Welwyn Garden City (19 to 25 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Eden Primary 240 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2024).
- Nearest state secondary school Fortismere School 240 m from the neighbourhood's centre. Ofsted: Good (Apr 2022).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Fortis Green & Coldfall
What is the typical house price in Fortis Green & Coldfall?
£1,500,000. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
How does Fortis Green & Coldfall compare with the rest of Haringey?
Typical house price: 7th highest of the 33 neighbourhoods in Haringey with enough house sales for one. Typical flat price: 10th highest of the 33 neighbourhoods in Haringey with enough flat sales for one. Average household income: 3rd highest of 36 neighbourhoods in Haringey.
Is Fortis Green & Coldfall an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Fortis Green & Coldfall gentrifying?
Clear signs. Weighted balance +0.31; 8 of 22 signals up, 1 down, against the borough.
What is the nearest station to Fortis Green & Coldfall?
East Finchley. Underground station, about a 13-minute walk from the neighbourhood's centre (1.0 km in a straight line).
Which state schools are nearest to Fortis Green & Coldfall?
Nearest state primary school. Eden Primary. 240 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2024). Nearest state secondary school. Fortismere School. 240 m from the neighbourhood's centre. Ofsted: Good (Apr 2022).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Fortis Green & Coldfall?
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- All 36 neighbourhoods in Haringey
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.