FREEHOLD, LONG-LET INDEX-LINKED NURSERY INVESTMENT
Located in Battersea - Growth, Affluence and Supply Constraint
Queenstown Mews is situated just off Queenstown Road (A3216), in the centre of Battersea which forms part of the London Borough of Wandsworth. Battersea is one of London's most desirable districts, and is located approximately 3 miles southwest of the West End and positioned on the south bank of the River Thames.
The immediate area combines attractive period housing, high quality new residential developments with an increasing mix of creative, design and tech occupiers. Queenstown Road and nearby Battersea Park Road offer an extensive range of cafes, restaurants, independent retailers and everyday amenities such as; Apple, Zara, Cos, Arket, Milk, Brickwood Coffee & Bread, The Birdhouse, Loaf and Sainsbury's.
Battersea Park, one of London's finest 200 acre parks, is within walking distance. The Queenstown Road corridor has been significantly enhanced by the £9 billion regeneration of Battersea Power Station and the wider Vauxhall, Nine Elms and Battersea (VNEB) regeneration area continues to deliver thousands of new high-value homes and a rapidly expanding professional and international resident base, reinforcing strong, resilient demand for quality childcare.
Queenstown Road station is approximately a 2-minute walk, providing fast services to London Waterloo
via Vauxhall, as well as services to Clapham Junction and the wider south-west. Battersea Park station
is less than a 10-minute walk, offering direct trains into London Victoria and connections across the
wider rail network.
Battersea Power Station (Northern Line extension) is within easy reach, placing the West End and the
City within a short Underground journey.
Direct access to Battersea Park Road (A3205), linking into central London and out to the A3 and South
Circular, with both Heathrow and Gatwick airports accessible via the strategic road network.
The mews consists of two self-contained buildings and a private courtyard, behind secure gates off Queenstown Road. The nursery is arranged as four family rooms across the two characterful buildings, benefitting from original features and good natural light. Each room is equipped and dedicated to babies, toddlers and preschool children in line with N Family Club's curriculum.
Key features include:
- Recent tenant fitout to N Family Club's high-quality specification, creating an attractive, contemporary and efficient environment.
- Multiple age-group rooms, staff and administrative areas, kitchen and ancillary storage.
- Appropriate WC, changing and welfare facilities to meet regulatory requirements.
- Exclusive secure external play space.
- Buggy store to allow handsfree onward travel after drop-off, and an N Cafe providing coffee, tea and snacks.
- The property provides 4,353 sq ft (GIA) supporting a strong registration capacity and enabling the operator to maximise trading from this affluent catchment.
Investment Summary:
- An exceptional opportunity to acquire a Prime Central London freehold mews investment let to a leading nursery operator, in the heart of Battersea.
- Entire property let to N Family Club on a new 25-year FRI lease from 22 December 2025, with no break options.
- Guaranteed for the full term by group company; N Family Holdings Limited. Turnover of £58m in 2024.
- Passing rent of £158,000 per annum, equating to £36.30 per square foot.
Five yearly rent reviews linked to RPI, collared at 1% and capped at 4% per annum, compounded annually.
- Lease outside the security of tenure provisions of the Landlord and Tenant Act 1954.
- Planning Use Class E, offering valuable longterm reversionary potential for alternative uses (subject to planning), including high end residential, medical, offices or other commercial uses on lease expiry.
- Modern, purpose configured nursery accommodation extending to approximately 4,353 sq ft (GIA) with private, gated mews.
The freehold interest is available for offers in excess of:
£2,575,000, subject to contract and exclusive of costs, reflecting a Net Initial Yield of 5.75% (assuming purchaser's costs of 6.5%).
Reversionary yield of approximately 7% by 2030, assuming RPI at 4% per annum for the first review.
The property can also be purchased as an SPV, reducing purchase costs and reflecting a Net Initial Yield of 6% at the purchase price (assuming reduced purchaser's costs of 1.8%).
The property is held freehold under the title number SGL288627. The property is entirely let to Red Balloon Weybridge Limited on a 25-year FRI lease commencing 22 December 2025. The passing rent is £158,000 per annum and the lease is outside the provisions of the Landlord and Tenant Act 1954.
The property is not elected for VAT.
Use Class E.
EPC: 1 Queenstown Mews: A (17). 2 Queenstown Mews: A (20)