Queenstown Mews 233A Queenstown Rd 4,353 SF 100% Leased Office Building London SW8 3QD $3,458,976 ($794.62/SF) 5.75% Cap Rate

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. The freehold interest is available for offers in excess of: £2,575,000, subject to contract and exclusive of costs, reflecting a Net Initial Yield of 5.75% (assuming purchaser's costs of 6.5%). Reversionary yield of approximately 7% by 2030, assuming RPI at 4% per annum for the first review. The property can also be purchased as an SPV, reducing purchase costs and reflecting a Net Initial Yield of 6% at the purchase price (assuming reduced purchaser's costs of 1.8%).