Background
Our client, a property investment group with a focus on social infrastructure, was seeking to acquire a freehold property suitable for educational use. They aimed to partner with a high-quality operator to establish a new Special Educational Needs (SEN) school serving the East Anglia region, where demand for specialist education had been rising steadily. When Bernard Gordon & Co identified a former school site coming to market in Bury St Edmunds, we recognised it as a strong candidate for redevelopment into a purpose-built SEN facility. Acting on behalf of our client, we negotiated the freehold acquisition and subsequently introduced a suitable tenant to occupy the property. The transaction reflected the client’s strategy of investing in community-oriented assets that deliver both social and financial returns.
Challenges
The primary challenge in this case was balancing the client’s investment objectives with the tenant’s operational requirements. The site had to comply with rigorous Department for Education and Ofsted standards for SEN facilities, including accessibility, safeguarding, and fire safety. Competition for well-located educational properties in Suffolk was intense, with multiple bidders pursuing similar opportunities. In addition, the existing structure required significant adaptation to meet the spatial and environmental standards of a modern SEN school, while ensuring the investment remained financially viable. Managing the expectations of both the freeholder and tenant within a tight transaction timeline demanded careful coordination and transparent communication to align all parties’ objectives before completion.
Solution
Bernard Gordon & Co led the transaction from introduction through to completion, applying our market knowledge to structure an agreement that satisfied both investment and operational needs. We secured the freehold on behalf of our client through a competitive bidding process, ensuring the offer terms remained attractive to the vendor while preserving financial flexibility for future redevelopment. Once the acquisition was agreed, we introduced a reputable SEN school operator from our extensive client network. Acting as intermediary, we managed negotiations between the investor and tenant to establish a lease structure that aligned with the school’s long-term occupancy plans and the investor’s return criteria. Our advisory role included confirming planning consent under Class F1 (Education), reviewing building suitability for accessibility adaptations, and guiding both parties through due diligence to mitigate regulatory and structural risks.
Result
The transaction concluded successfully, with both investor and tenant benefiting from a well-structured agreement. The school operator is now progressing with refurbishment works to deliver a state-of-the-art SEN school, scheduled to open in 2026. This collaboration secured a strong, socially valuable tenancy for the investor and provided the operator with a long-term base for educational delivery.
“We have been working with Bernard Gordon & Co in the education, religious and leisure sectors for the past 15 years. We have completed numerous successful transactions with them. They are true specialists in these sectors and would thoroughly recommend anyone to work with them for disposals and acquisitions. They were very instrumental in Bury St Edmunds, introducing the school that leased the property.”
Steven Goldstone – Cube Development
The Bury St Edmunds project exemplifies our ability to align investor and occupier interests, creating sustainable educational assets that help improve local provision and community outcomes.
Lessons Learned
This project reinforced the importance of flexibility and proactive communication between investor and operator when structuring education property deals. Early involvement of planning and compliance experts helped streamline the process and ensure the property’s suitability for SEN adaptation, avoiding costly redesigns post-acquisition.
Outcome
Through strategic negotiation and sector expertise, Bernard Gordon & Co managed a mutually beneficial partnership between an educational operator and investor. The result was a secure, compliant, and socially impactful transaction that met both parties’ objectives.
Contact Bernard Gordon & Co to explore acquisition and leasing opportunities within the education and social infrastructure sectors.