Happitots Day Nursery Bishopbriggs, 28 Colston Drive, Bishopbriggs, Glasgow, G64 2AZ

Happitots Day Nursery Bishopbriggs is located at 28 Colston Drive within a well‑connected residential area offering easy access to Glasgow, surrounding communities and key transport links. The property is not listed, and there is no evidence to indicate that it lies within a designated conservation area.

The nursery provides care and early‑years education for children aged 12 weeks to five years, supported by spacious, well‑designed indoor and outdoor environments that facilitate high‑quality learning and play. The combination of character architecture, adaptable internal layout and strong residential catchment makes the setting well suited to a modern early‑years operation.

The property is situated on Colston Drive in Bishopbriggs, East Dunbartonshire, to the north of Glasgow. It is ideally located for commuting families, with Bishopbriggs Train Station just a 10-minute walk away and quick access to the M8 and M80 motorways. The area is well served by local bus routes and benefits from ample on-street parking for drop-off and collection. The nursery is positioned close to several well-regarded schools, including Bishopbriggs Academy, St Matthew’s Primary School, Balmuildy Primary School, and Turnbull High School, enhancing its appeal to families with children of varying ages. Bishopbriggs is a popular commuter town with a population of approximately 23,500 residents, offering a strong local catchment and community infrastructure.

Inside, the nursery features bright, purpose‑designed playrooms arranged to suit each developmental stage from infancy to preschool age. These rooms offer natural resources and age‑appropriate environments that encourage exploration, learning and social development. The building comprises six playrooms as well as children’s changing areas, toilet facilities, a kitchen, office and staff spaces, all configured to support safe and efficient daily routines. Fresh meals and snacks are prepared onsite by the nursery chef, with menus accredited by NHS guidelines.

The UK government is expanding childcare support to improve affordability and access. In England, working parents can now claim up to 30 hours of free childcare per week for children from 9 months old, with universal entitlements for all 3‑ and 4‑year‑olds.

Additional schemes include Tax‑Free Childcare, Universal Credit support, and targeted assistance for disadvantaged families. Providers have benefitted from increased funding rates and capital grants aimed at expanding the number of places available within childcare settings to support anticipated demand.

Support for Providers

Following the announcement in 2023 that free childcare would be extended to children from 9 months old, the government allocated a £100m Childcare Expansion Capital Grant to help providers grow nursery provision. This funding supports the construction or improvement of nursery facilities, boosting capacity and improving quality. It is particularly intended for areas with limited childcare options, helping meet local demand and strengthen community provision.

Increased Funding Rates

For the academic year 2025/2026, providers in England now receive an average of £11.54 per hour for children under 2, £8.53 per hour for 2‑year‑olds, and £6.12 per hour for 3‑ and 4‑year‑olds. These enhanced rates help cover rising operational costs such as staffing, resources, and utilities, supporting the sustainability and quality of nursery settings.

This support has generally been welcomed by providers and, while still early in its implementation, has contributed to rising enrolment levels across the sector—driven by improved affordability for working parents.

Early Years National Funding Formula (EYNFF)

Funding is allocated through a structured formula designed to ensure fairness and transparency across local authorities. This approach enables providers to plan more effectively, manage budgets confidently, and maintain consistent staffing levels.

Although funding levels historically have not kept pace with inflation, providers in England welcomed the announcement of an average 4.5% increase in hourly rates for the 2026/2027 academic year.

Government Support in Scotland

While many core principles are shared across the UK, Scotland’s early years support model includes notable differences. All 3‑ and 4‑year‑olds receive 1,140 hours of funded childcare per year—around 30 hours per week during term time—regardless of parental employment status. Eligible 2‑year‑olds receive the same entitlement.

Scotland does not currently offer free childcare for children under 3 unless they meet specific eligibility criteria. Funding rates for providers are set locally rather than nationally, with additional support such as Living Wage uplifts to help offset staffing costs. Scotland is also exploring broader access to childcare through initiatives like the Childcare Guarantee.

The nursery occupies a two‑storey detached villa extending to 4,790 sq ft on a 0.29‑acre site. It is registered with the Care Inspectorate to provide care for up to 93 children not yet attending primary school. The accommodation includes six playrooms, dedicated children’s toilet and changing facilities, a kitchen, office and staff areas.

To the rear, enclosed outdoor play spaces offer opportunities for fresh air, active learning and outdoor exploration. While the property does not benefit from dedicated on‑site parking, there is ample on‑street parking in the immediate vicinity to support convenient drop‑off and collection.

Externally, the nursery benefits from enclosed outdoor play areas that provide safe and stimulating opportunities for fresh air, active play and outdoor learning. These gardens are arranged to complement the indoor facilities and allow children to engage in a variety of age‑appropriate outdoor activities. The surrounding area offers ample on‑street parking, making daily drop‑offs and collections straightforward for families. The nursery is also within close walking distance of Bishopbriggs Train Station and lies near major motorway routes, contributing to its strong accessibility for commuting parents.

We are instructed by our clients to seek offers in the region of £980,000, subject to contract for the heritable (freehold) interest in the setting. An acquisition at this level would provide a net initial yield of 8.18% after allowing for purchasers costs of 5.96%.
The transaction would not attract VAT as the property is not elected and no VAT is payable on the annual rent.

The property is let on the remainder of a 30‑year Fully Repairing and Insuring (FRI) lease which commenced in March 2023. The lease expires in 2053 and contains no break clauses. The basic rent at commencement was £78,814.52, with the passing rent prior to the March 2026 rent review standing at £84,938. The passing rent per square foot is £17.73. Annual rent reviews are linked to the Retail Price Index (RPI), subject to a 2% collar and 4% cap. The lease is guaranteed by Thrive Childcare & Education Group Limited.

The lease also includes an alienation clause prohibiting the Tenant from assigning, sub‑letting, charging, parting with, or sharing possession or occupation of the whole or any part of the Premises, or from holding the Premises on trust for another party, without the Landlord’s consent. Such consent must not be unreasonably withheld.

A rent deposit agreement is also in place. The Tenant is required to enter into this agreement in a pre‑agreed form and provide a rent deposit equivalent to six months’ rent. If the EBITDAR/Rent ratio falls below 1.0, the Tenant must top up the deposit to maintain this minimum level. The Landlord may draw upon the deposit to cover any defaults or associated costs, and the Tenant must replenish it to ensure it is maintained at the required six‑month level at all times.

The property is let to Thrive Childcare & Education Limited, a premium national operator of 46 children’s day nurseries across England and Scotland, providing a well‑established occupational covenant.

The lease is guaranteed by Thrive Childcare & Education Group Limited, an entity with net assets in excess of £4.8m and a Dun & Bradstreet rating of 2A2, enhancing covenant strength and income security.

Thrive Childcare & Education is ultimately owned by Apiary Capital LLP, website:

Thrive has demonstrated sufficient EBITDAR and cashflow generation to:
• Sustain long dated lease obligations
• Engage in proactive lease regears
• Pursue ongoing estate optimisation

Website:

Happitots Day Nursery – Bishopbriggs (CS ) is registered with Care Inspectorate to provide a care service to a maximum of 93 children not yet attending primary school at any one time: No more than 15 are aged under 1 year; No more than 12 are aged 1 year to under 2 years; No more than 20 are aged 2 years to under 3 years; No more than 46 are aged 3 years to those not yet attending primary school full time.

The nursery is registered with the Care Inspectorate under Thrive Childcare and Education Limited (SC192599).

As of May 2025, Happitots Day Nursery - Bishopbriggs sits with a mixture of ‘Good’ and ‘Adequate’ grades across all grading standards with the Care Inspectorate.