Background
Our client, a specialist operator of independent Special Educational Needs (SEN) schools, was planning to expand into Oxfordshire to meet strong regional demand for specialist provision. They required a freehold property capable of accommodating a purpose-built SEN facility with outdoor space, excellent access, and an adaptable layout. Bernard Gordon & Co were approached to identify potential opportunities. Thanks to our ongoing relationships across the education property sector, we were offered the opportunity via an agent we had previously worked with, to introduce this former school in Banbury to a retained client before it reached the open market. Recognising the site’s suitability, we acted quickly to secure it for our client, satisfying their planned expansion and ensuring continuity of educational use.
Challenges
Opportunities to acquire suitable SEN school premises in the Oxfordshire region are extremely limited. The challenge was twofold: identifying a property with the right scale, planning use, and accessibility features, and securing it ahead of a highly competitive market. The site required careful assessment to ensure compliance with Ofsted and Department for Education (DfE) building standards, safeguarding protocols, and accessibility criteria, including potential adaptations for mobility-impaired pupils. Additionally, given that the property was expected to attract multiple bids, timing was critical and the client needed to be in a position to act decisively with finance and approvals ready. Coordinating these parallel processes under competitive bidding conditions required precision, market insight, and proactive negotiation to keep the client ahead of rival bidders.
Solution
Bernard Gordon & Co leaned on our strong network of education agents and property professionals to gain early access to the opportunity. We quickly presented the details to our retained SEN client, arranged a priority viewing, and guided them through financial, operational, and compliance assessments. Our in-depth understanding of education planning use, particularly Class F1(Learning and Non-Residential Institutions), allowed us to confirm the property’s ongoing eligibility for school use, reducing the need for complex change-of-use applications. We also coordinated with local consultants to evaluate refurbishment needs, ensuring the property could be adapted to meet safeguarding, fire safety, and accessibility standards without prohibitive cost. Throughout negotiations, we advised on offer strategy and contract terms to secure a successful freehold acquisition against multiple bidders. The transaction concluded efficiently, allowing the client to plan an extensive refurbishment and conversion into a bespoke SEN school.
Result
The successful acquisition of the Banbury site has allowed our client to establish a new SEN school scheduled to open in 2026. The building’s flexible layout, substantial grounds, and proximity to key transport routes make it ideal for specialist educational use. Following completion, the client began design works for state-of-the-art classrooms, therapy areas, and sensory learning zones – facilities designed to significantly improve pupil wellbeing and engagement.
The project preserves the building’s educational legacy while introducing high-quality SEN provision to the local area, delivering both community and social value.
Lessons Learned
The Banbury transaction demonstrated the value of maintaining close professional networks and acting decisively on pre-market opportunities. Understanding planning regulations and compliance criteria from the outset significantly accelerates the acquisition process and builds confidence for both buyer and seller.
Outcome
By combining industry expertise with timely negotiation, Bernard Gordon & Co successfully facilitated the freehold acquisition for a specialist SEN operator. The project reinforces our commitment to delivering tailored property solutions for the education sector.
Contact Bernard Gordon & Co to discuss how our proactive approach can help you secure or dispose of education properties efficiently and effectively.