Corner House Nursery - Stirling, 2 Polmaise Road, Stirling, FK7 9JJ

Corner House Nursery Stirling is a well‑established children’s day nursery arranged over two storeys and designed to offer high‑quality early‑years education. The internal layout provides a warm, homely environment with bright and spacious playrooms tailored to different age groups and developmental stages. The nursery operates year‑round (excluding Christmas and New Year), offering an accessible, inclusive childcare setting within a thoughtfully designed building and grounds that support both indoor and outdoor learning.

The property is situated on a prominent corner plot on Polmaise Road in the Kings Park area of Stirling, Scotland. It is well connected via the M9 and A91 and served by local bus routes, offering excellent accessibility to Stirling city centre and surrounding areas. The nursery is within walking distance of Comely Park Primary School and St Ninians Primary School, making it well placed for families with older siblings. The area is popular with commuting parents due to its proximity to Stirling Railway Station, which offers direct services to Glasgow and Edinburgh. According to the latest census data, the Stirling Council area has a population of approximately 93,000, with a growing number of families residing in and around the Kings Park neighbourhood.

The nursery’s interior features age‑specific playrooms arranged to support learning from birth to five years, with activities planned in well‑resourced, dedicated departments. The layout promotes a safe, nurturing and homely environment, using authentic and natural resources aligned with the nursery’s ethos of sustainability. Children also benefit from healthy meals and snacks prepared onsite, along with access to digital learning tools such as e‑journals and smart boards.

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 substantial detached property extending to 5,048 sq ft on a 0.35‑acre site. It is registered with the Care Inspectorate to provide care for up to 82 children from birth to pre‑school age. The property benefits from a large enclosed rear garden ideal for outdoor learning, along with ample on‑site parking to the front, including a dedicated drop‑off and collection area. Its position close to local amenities and green spaces makes it well suited to attract both local and commuting families.

Externally, the nursery offers equipped outdoor areas with all‑weather surfacing, giving children regular opportunities for active play, exploration and walks within the surrounding community. Gardens surround the building, providing safe and engaging outdoor spaces for all age groups. A large onsite car park further enhances accessibility for families.

We are instructed by our clients to seek offers in the region of £1,155,000, subject to contract for the heritable (freehold) interest in the setting. An acquisition at this level would provide a net initial yield of 8.39% 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 £95,233.68, with the passing rent prior to the March 2026 rent review standing at £102,633. The passing rent per square foot is £20.33. 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:

Thrive Childcare and Education Corner House Nursery Stirling (CS ) is registered with the Care Inspectorate to provide a care service to a maximum of 82 children not yet attending primary school at any one time of whom; no more than 18 are aged under 2 years (Shining Stars rooms); no more than 16 are aged 2 years to under 3 years (Little Explorers room) and; no more than 48 are aged 3 years to those not yet attending primary school full time (24 capacity in Rainbow room and 24 capacity in Butterflies room).

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

As of August 2025, Thrive Childcare and Education Corner House Nursery Stirling sits with ‘Good’ grades across all grading standards with the Care Inspectorate.