SW8 Queenstown Mews, 233 A, Battersea, London

FREEHOLD, LONG-LET INDEX-LINKED NURSERY INVESTMENT

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 Café 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.

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 cafés, 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.