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2 Blean Grove - Woodside Park School 4,857 sq ft Specialist Building Offered at £2,585,000 at a 6.38% Net Initial Yield in London SE20 8QU
Investment Highlights
- Brand-new, best-in-class Special Education Needs (SEN) school
- Property underwent a comprehensive refurbishment
- Large garden and an attractive position adjacent to public open space
Executive Summary
This opportunity represents a brand-new, best-in-class Special Education Needs (SEN) school investment located in the London Borough of Bromley. The property has been comprehensively refurbished throughout by the tenant, offering high-quality accommodation on a 0.355-acre site that includes a large garden and an attractive position adjacent to public open space. The total internal area extends to 4,857 sq ft, complemented by a private forecourt with parking for five cars, including two EV charging points.
The school is let on a new 25-year full repairing and insuring lease from 14 June 2024, providing a strong unexpired term of 23.4 years. The lease benefits from 5-yearly RPI-linked rent reviews, collared and capped at 1% and 4%, with the next review scheduled for 14 June 2029. The current passing rent is £165,000 per annum.
The covenant strength is exceptional, with the lease guaranteed by Acorn Care & Education Limited, part of the Outcomes First Group—one of the UK’s largest SEND school operators. The guarantor reported 2024 financials of £79.6m turnover, £81.8m pre-tax profit and £293m shareholders’ funds, and holds the highest Creditsafe rating of 100A, indicating “Very Low Risk.”
The property underwent a comprehensive refurbishment completed in 2025 at a cost exceeding £1.0m, and is held freehold. The purchase price is supported by strong alternative use value for residential development, and the large, under-developed site offers clear potential for future expansion or redevelopment.
The school is let on a new 25-year full repairing and insuring lease from 14 June 2024, providing a strong unexpired term of 23.4 years. The lease benefits from 5-yearly RPI-linked rent reviews, collared and capped at 1% and 4%, with the next review scheduled for 14 June 2029. The current passing rent is £165,000 per annum.
The covenant strength is exceptional, with the lease guaranteed by Acorn Care & Education Limited, part of the Outcomes First Group—one of the UK’s largest SEND school operators. The guarantor reported 2024 financials of £79.6m turnover, £81.8m pre-tax profit and £293m shareholders’ funds, and holds the highest Creditsafe rating of 100A, indicating “Very Low Risk.”
The property underwent a comprehensive refurbishment completed in 2025 at a cost exceeding £1.0m, and is held freehold. The purchase price is supported by strong alternative use value for residential development, and the large, under-developed site offers clear potential for future expansion or redevelopment.
Property Facts
| Price | £2,585,000 | Costar Property Class | B |
| Price per sq ft | £532.22 | Total Plot Size | 0.36 ac |
| Sale Type | Investment | Property Size | 4,857 sq ft |
| Yield | 6.38% | No. Floors | 2 |
| Tenure | Freehold | Year Built/Renovated | 1970/2025 |
| Property Type | Specialist | Parking Allocation | 1.03/1,000 sq ft |
| Property Subtype | School |
| Price | £2,585,000 |
| Price per sq ft | £532.22 |
| Sale Type | Investment |
| Yield | 6.38% |
| Tenure | Freehold |
| Property Type | Specialist |
| Property Subtype | School |
| Costar Property Class | B |
| Total Plot Size | 0.36 ac |
| Property Size | 4,857 sq ft |
| No. Floors | 2 |
| Year Built/Renovated | 1970/2025 |
| Parking Allocation | 1.03/1,000 sq ft |
Amenities
- Controlled Access
- Commuter Rail
- Signage
- Wheelchair Accessible
- EPC - B
- Car Charging Station
- Air Conditioning
- Smoke Detector
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2 Blean Grove - Woodside Park School
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