DescriptionHappitots Day Nursery Baillieston is a well‑established early‑years setting offering childcare for children aged six weeks to five years. The nursery combines the character of a traditional stone villa with the functionality of a modern baby unit, creating a warm, homely and developmentally supportive environment.
Recognised for its high‑quality childcare, the nursery works in partnership with Glasgow City Council to deliver funded early learning and childcare sessions. The internal layout and external spaces are designed to support a full early‑years curriculum, promoting children’s growth, confidence and learning through both structured activities and free play.
LocationThe property is situated on Swinton Road in Baillieston, a residential suburb in the east of Glasgow. It is conveniently located near the M8 and M73 motorways, offering excellent road connectivity for commuting families. The area is well served by local bus routes, and is within walking distance of Baillieston Train Station, providing direct rail access to Glasgow and surrounding areas. Baillieston and its surrounding neighbourhoods have a combined population of approximately 21,500 residents, offering a strong local catchment area.
Internal DetailsInternally, the nursery consists of six playrooms arranged across a converted villa and an additional baby unit. Rooms are bright, well‑resourced and tailored to each developmental stage, offering environments that encourage structured and exploratory learning. The facility includes children’s toilets, changing areas, a kitchen, office and staff spaces. Playrooms provide access to outdoor areas, supporting regular indoor‑outdoor learning experiences. The nursery also prepares fresh meals and snacks onsite through its chef, contributing to a consistent daily routine for children.
Day Nursery Market OverviewThe 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.
Letting AccommodationThe nursery occupies a detached stone villa extending to 3,509 sq ft on a 0.24‑acre site, with a purpose‑built baby unit to the rear. It is registered with the Care Inspectorate to provide care for up to 79 children from birth to pre‑school age. The setting includes five playrooms, with spaces for older children located on the first floor.
The property benefits from enclosed gardens offering safe, stimulating outdoor play areas, as well as on‑site parking to the front, providing convenient drop‑off and collection for families.
External DetailsExternally, the nursery provides extensive outdoor space, including a large rear garden that supports active play and outdoor learning across all ages. The grounds offer safe and enclosed areas designed for regular physical activity, exploration and nature‑based experiences. The onsite car park ensures convenient access for families, while the surrounding residential area offers additional amenities and strong transport connectivity, reinforcing the nursery’s suitability for commuting parents and local families alike.
Investment SummaryWe are instructed by our clients to seek offers in the region of £1,550,000, subject to contract for the heritable (freehold) interest in the setting. An acquisition at this level would provide a net initial yield of 8.44% 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.
TenancyThe 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 £128,639.36, with the passing rent prior to the March 2026 rent review standing at £138,634. The passing rent per square foot is £39.51. 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.
Covenant InformationThe 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
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RegulatoryHappitots Day Nursery – Baillieston (CS ) ) is registered with the Care Inspectorate to provide a care service to a maximum of 79 children of which;
• 15 are 0 to under 2 years
• 9 are 18 months to under 2 years
• 15 are 2 years to under 3 years
• 40 are 3 years to those not yet attending Primary School
The nursery is registered with the Care Inspectorate under Thrive Childcare and Education Limited (SC192599).
As of April 2025, Happitots Day Nursery – Baillieston sits with ‘Good’ grades across all grading standards with the Care Inspectorate.
