SO32 Nairn Road, Botley, Southampton

Children's Day Nursery Investment For Sale

The property comprises a recently developed purpose built single storey day nursery situated on a circa 0.52 acre site.

The building is arranged over a single storey, is brick built, with part tiled and part flat roof.

The property has an approximate Gross Internal Area of 5,371 sq ft (499 sq m).

The property has current permitted use under Class D1 for schools, day nurseries, and crèches. Planning permission was granted on 9th February 2024 under application reference F/23/96256 for the construction of a single-storey detached building to be used as a children's nursery (D1), with associated parking, bin storage, and cycle storage.

Freehold - Title HP31792.

The property is let by way of a lease dated 23rd December 2025 for a term of 25 years from 24th November 2025 at a passing rent of £137,500 per annum, expiring 23rd November 2050. The tenant is Happy Days Nurseries Limited. The lease is subject to five yearly rent reviews on an upward only basis, index linked to RPI, with a cap and collar of 1.2166529 times base rent and 1.1040808 times base rent. We outline below the minimum and maximum rent increases based on the minimum and maximum indexed linked levels:-

Happy Days opened their first nursery in 1991 and now operate 39 nurseries throughout the South West of the UK and Wales. With over thirty years of operating the company takes care of almost 2,000 children at their nurseries every day and employ approximately 1230 personnel.

Happy Days Nurseries Ltd has a D&B rating of 3A2 with a low risk of company default and therefore can be considered a strong covenant.

A-15. The EPC will be provided to interested parties upon request.

Assessment TBC.

Unconditional offers are invited in excess of £2,000,000 subject to contract and exclusive of VAT. This reflects a Net Initial Yield of 6.47% after allowing for the usual purchaser's costs.

The investment will be sold as a TOGC and will therefore be exempt from paying VAT.

Regulations require Savills to conduct various checks on purchasers and tenants. Further details are available upon request.

For a formal viewing strictly by appointment with Savills.

Brand new standalone purpose built building

Let to a strong covenant, Happy Days Nurseries Ltd

Offers in excess of £2,000,000 (6.47% NIY)

Long term lease with 24+ years remaining (No Breaks)

Total Annual Income £137,500 per annum

Running yield to 8.4% with minimum fixed uplifts

Total site area 0.52 acres

Immaculate throughout

Highly efficient building with EPC Rating of A-15

The purpose built day nursery is located on Nairn Road within a newly-established residential area approximately 1.5 miles north of Botley, 7.5 miles east of Southampton and 11.3 miles south of Winchester. Nairn Road sits just off Wallace Avenue which links Maddoxford Lane to Winchester Road (B3354), providing convenient access to the rest of the Southampton locality.

The surrounding area is made up of mainly new build residential of circa 680 homes which is a combination of Miller Homes and Bellway. Immediately adjacent to the property provides a number of local amenities to service the residential but also the wider area of Botley and Hedge End etc. These include the Boorley Park Community Centre and Boorley Park Primary School which sits directly adjacent the nursery.