Childcare & Education

Our team is renowned across the day nursery and education sector as the ‘go to’ advisers, providing services to the whole early years market and looking after childcare business lifecycles, from conception to exit.

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Over the past year, and continuing during 2017, we have seen significant activity across the UK day nursery sector, with an increase in acquisition enquiries, nursery inspections, market appraisal requests and transactions.

Day nurseries

As we bridge 2017’s half year point the market has remained incredibly strong largely due to the appetite of buyers, lenders and investors, teamed with an increase in owners deciding to exit. In most cases the execution of an owner’s exit strategy is principally due to their desire to pursue retirement plans. However, the buoyancy in the market has also enticed some owners to sell their businesses earlier than they had originally planned.  

Many of the opportunities which Christie & Co has been called to advise on during the year were subject to very strong interest, multiple offers and speedy completion processes. The most successful sales processes for both groups and larger single asset sales are those that are presented to the market in confidential sale campaigns, and also where the opportunity is realistically priced resulting in competitive bidding.  

Highly competitive bidding for group opportunities and single assets were noted throughout 2016, culminating in multiple group transactions including the sale of: Positive Steps Day Nurseries, First Class Child Care, Bush Babies Nurseries, Yellow Brick Group, Little Unicorns - and in the largest deal of the year, the sale of Asquith Nurseries, for a reported £166m.

The outlook for the remainder of 2017 continues to be very positive. Within the first four days of 2017 we were delighted to announce the sale of Magic Nurseries to LPCR, France's leading private nursery chain and one of the largest premium private nursery groups in Europe. Q1 2017 closed as positively as it had started with the announcement of the intended acquisition by Busy Bees of Treetops Nurseries, a portfolio comprising 61 nurseries and high levels of transactional activity continued into Q2 with the announcement of multiple sales including Jenniflowers, Barn Kids, Redroofs, the £95m sale of the Pine Fund and the announcement by Busy Bees of their intended acquisition of Canadian group, BrightPath Early Learning in a reported $145m deal. 
We predict that there will be a number of other major UK and overseas nursery portfolio transactions announced during Q3 and Q4 2017. 

Last year our team advised on childcare and education assets with an aggregate value in excess of £1.1bn, including the valuation of the Childbase portfolio for client information and secured lending purposes, and strategic transactional and valuation advice ahead of the Asquith Day Nurseries portfolio sale to Bright Horizons Family Solutions. Based on levels of deal activity as at half year 2017, we predict that 2017 could be a record breaking year for day nursery transactional activity. 

The UK nursery sector continues to be highly fragmented, and we continue to see an increase in demand from national and regional nursery groups seeking to expand their businesses via acquisitions and organic developments, as well as increased enquiries from early years operators, investors and overseas buyers.

With a positive start to the year across the country we are seeing a demand for high quality settings on both a leasehold and freehold basis. Prices are being driven by an appetite from new entrants to the sector, existing operators looking to expand, UK investors with management teams in place looking to buy and build and then overseas investors looking to buy a platform in the UK. While there are still challenges in the sector which include the implement of 30 hours, NLW, Brexit and staff concerns, the sector overall is seen as resilient. Some of these challenges may end up being to much for some operators to handle which will see some closure across the country but this should then bolster existing settings and increase occupancy. 

Eager buyers continue to principally seek high quality freehold or leasehold settings with a minimum of 50 places, which can demonstrate proven and established levels of EBITDA and present opportunities for further development. They also look for assets which have been subject to ongoing capital expenditure, enjoy Good or Outstanding Ofsted outcomes, and those which employ a highly qualified, well remunerated and autonomous workforce.

From a regional perspective, while there continues to be high demand across the UK, the most desirable areas for buyers continue to be the South West, the Home Counties and London. This demand is driven by the high fee levels that some settings are able to achieve across these regions.

The most highly desired assets are those which are held on unencumbered freehold titles or those which are leasehold on leases which are inside of the Landlord and Tenant Act, with rents which are either at or below market rent, and businesses which can demonstrate solid sustainable earnings.  

Buyers are sophisticated and while there is high demand for quality settings, they are continually mindful when considering the longer term potential impact and the full year effect that the living wage will have on the businesses they are contemplating acquiring, as salary expenditure continues to be the largest operational cost of any nursery business.   

Thus far, Brexit has not had a negative impact on activity in the UK childcare market, indeed we have actually witnessed positives emerging with increased interest emerging from overseas groups and investors seeking UK platforms, in part arising due to enhanced monetary gains for overseas potential purchasers, due to the fall in the value of Stirling. 

Owners and buyers alike are increasingly thinking about the introduction of the 30 hours ‘free’ entitlement which is planned from September 2017. However, because there are so many unknown quantities and variables yet to be determined, this makes it incredibly difficult to accurately forecast the overall impact on the market and the prices that buyers may be willing to pay.

Education and Specialist Childcare

As with the children’s day nursery market, demand for both private education and specialist childcare businesses has been consistently growing throughout 2017. 

Private education sector growth has been driven by the demand for education globally, as many have a greater aspiration for an enhanced life.  The UK market is one of the most mature worldwide and is high in the rankings with regard to deal activity due to the demand from both international and domestic investors. London, Oxford, Cambridge and the South East continue to be a focal point for many companies who are looking to expand, invest and develop within the UK, however there are other affluent pockets of the country with established demand. Generally across the UK the demand outstrips supply, and as such, there is evidence showing a growth in multiples achieved. The expectation is for activity and demand to continue to grow within the sector for the foreseeable future, along with further growth in international activity.    

The specialist childcare market has remained active during recent years following a heightened focus on quality and appropriate provision for children with additional needs. Across foster care services, children’s homes  and SEN schools, there has been a consistent level of appetite for good quality provision as both regional providers and national providers look to continue investing and developing their groups. Demand is consistent across the entire UK, with the desire for operators to provide both rural, more secluded locations, along with those that offer the benefits of local amenities, transport links and communities. Coupled with the fact that it is a needs driven, local authority income lead business, the country wide demand is unlikely to slow down, with the only operators potentially facing more difficult trading conditions being those that haven’t appropriately managed the implementation of the National Living Wage, sleep-in pay and pension contributions. That said, in many cases the desire to acquire appropriate vacant properties, former children’s homes or closed schools can often be as appealing and generate strong levels of interest.

If you're a buyer or investor, keen to learn more about the sector, including changing and emerging trends, comparable deal evidence, USPs and the impact of potential policy introductions on business operations, or if you are contemplating the possible sale of your childcare or education business, please contact our specialist  team.


circa aggregate value of childcare and education assets advised on


schools valued in RICS 'Red Book' compliant reports for secured lending purposes

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Trends in the regions

From a regional perspective, the impact of increases to National Minimum Wage, introduction of  the Living Wage, together with increases in Business Rates and the introduction of 30 hours from September 2017, have created some tensions in some parts of the country, but not enough to dim the demand for nurseries and childcare businesses.

We have continued to sell a varied spectrum of childcare businesses from freehold and leasehold day nurseries, children’s homes, play centers and out-of-school clubs, and activity has increased significantly during this year.  Banks are not only supportive but actively encouraging their customers to expand, via acquisitions and organic developments.

London and the South

Once again, London and its surrounding areas have proved to be a hotspot for childcare activity. In London in particular, no doubt as a result of a lack of D1 availability, we are seeing huge demand from a plethora of prospective buyers, whether they are first time cash rich buyers, investors, corporate chains or smaller existing operators looking to expand. This demand is for a variety of assets, from empty D1 spaces through to larger portfolio acquisitions and prices have been driven upwards due to the lack of supply. This has created an environment in the capital, where each opportunity that comes to the market receives a tremendous amount of interest, sometimes regardless of its profitability or security of tenure.

Again the picture is much the same in the South with small group operators looking to expand as access to funding for experienced operators in particular has become easier. In the Midlands and Anglia regions the market is also buoyant with first time buyers taking on the challenge of owning their first run settings aided by the banks appetite to fund newcomers with prior experiences gained from other business sectors.


We have seen a sharp growth in buyers looking at key areas across the Midlands particularly in the first quarter of 2017. This comes off the back of a busy 2016 for transactions and the additional services Christie & Co provides to operators. The majority of buyers we speak to are seeking finance to purchase a day nursery, and our sister company Christie Finance helped finance several deals last year, and we see this continuing due to the increase in demand from both first time and experienced operators. 

The Midland’s has a diverse location offering, from busy city settings to areas of natural beauty,  so we see a whole mix of buyers looking for either the opportunity of relocation into a beautiful lifestyle business, to those experienced operators and corporate chains looking to boost their share of the market within the urban areas.

North, Yorkshire & North East

We have recently seen a variation of instructions come to market; profitable businesses, loss making businesses, freeholds settings, leaseholds settings, new leases on vacant premises, former pubs, out of school clubs, large unused sites of land. The fast pace in which the North children’s day nursery market is moving has been surprising and we like to think has given its equivalent in the South a run for its money. This exciting activity displays that there is a buyer for every opportunity and beauty really is in the eye of the beholder. So if you have been thinking of a possible future exit strategy, and were apprehensive about whether your business would seem attractive to a buyer, it really is worth looking it further and having a chat with us.


Over the last 18 months the market in Scotland has improved significantly with competitive closing dates and increased transactional activity further boosted by the return of corporate activity.


The market within Wales is also becoming more active with increasing interest from buyers and investors from England. The Welsh Government has announced £10m to pilot a 30-hours free childcare offer from September 2017 which, if implemented, would bring funded childcare more in line with provision already available within the private and voluntary sector in England.

What we can offer you

Our Regional Childcare & Education team  includes 30 Chartered Surveyors, along with specialist Business Agents and Consultants located across the UK.  All of our chartered surveyors are RICS registered valuers with experience in the Childcare & Education sector. 

As well as providing valuation advice, our team has experience in business rates, consultancy, development, and landlord and tenant including: rent reviews, lease renewals, expert witness and dispute resolution.  Within our team we have a wealth of knowledge and experience which allows us to provide sound and reasoned advice.

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With experience across the entire market, from major players to independent operators, we can offer solutions tailored specifically to our clients' needs.

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