Which Companies Offer Fully Managed Children’s Care Home Investments?
September 24, 2026
Investors searching for fully managed children’s care home investments will quickly discover that there is a major difference between buying a property that might eventually become a children’s home and investing through a company that develops the asset, puts the specialist care provider in place and manages the process from acquisition through to operation.
Foot Forward Property Investments offers a fully managed model designed specifically for investors who want to own the physical property without becoming a children’s care operator themselves. The investor acts primarily as the forward funder of the development, while Foot Forward Property Investments and our specialist care provider handle the property development, regulatory preparation and operation of the home.
For investors looking for children’s care homes for sale, our structure combines 100% freehold ownership with long-term rental income and professional care operation. You can view our current opportunities at www.footforwardproperties.co.uk/care-homes-for-sale.
Foot Forward Property Investments
Foot Forward Property Investments is a property investment developer with a track record spanning more than 34 years. Across our wider property development activity, we have developed more than £135 million of property, giving us considerable experience in acquisition, development, refurbishment and the delivery of specialist investment property.
Our children’s care home investments follow the same developer-led approach.
We are not simply sourcing an existing house, adding a fee and leaving the investor to work out what happens next. We identify suitable properties, assess the location and proposed use, handle the development and work alongside our specialist care provider so that the property is created specifically for its intended purpose.
The investor owns the property 100% freehold. There are no fractional ownership arrangements, pooled investment structures or loan notes involved in our standard care property model.
How Our Fully Managed Children’s Care Home Investment Works
The investor purchases the underlying property and forward funds its development. Foot Forward Property Investments then manages the development process, while our specialist care provider is responsible for operating the children’s home.
The care provider manages the operational side of the property, including staffing, safeguarding, ongoing regulatory responsibilities and the day-to-day running of the home. The investor is therefore investing in the property rather than attempting to establish and operate a care business personally.
Our current children’s care home opportunities are structured to provide a 12% NET annual rental yield, with annual rent reviews linked to CPI inflation, subject to the individual lease and investment documentation. Our website confirms that investors retain 100% freehold ownership while the specialist care provider operates the home.
Income is structured through a long-term lease with the care provider. Our current model uses a 20-year repairing and insuring lease, creating a clear separation between property ownership and the operational responsibilities of running the children’s home.
100% Freehold Ownership
For us, asset-backed investment means actually owning the asset.
An investor buying one of our children’s care home developments owns the complete freehold property. They are not lending money to Foot Forward Property Investments, buying units within a pooled scheme or purchasing a room within a larger development.
The investor has direct ownership of the bricks and mortar, while the care provider occupies and operates the property under the agreed lease.
This also means the ownership structure can be reviewed independently by the investor’s solicitor before proceeding. Our current investment information describes the investor as purchasing and forward funding the development while retaining 100% ownership of the property throughout.
12% NET Yield With Annual Inflation-Linked Rent Reviews
Our current fully managed children’s care home investments are structured around a 12% NET rental yield, together with CPI-linked rent reviews.
The important word is NET.
The objective is not to advertise a large gross percentage that is gradually eroded by everyday property expenditure. Under the lease structure, the care provider takes responsibility for the operating costs associated with running the home and, under the repairing and insuring structure, for the relevant repair and maintenance obligations set out within the lease.
Our current available opportunities advertise 12% NET yields, 20-year income terms and CPI-linked increases.
The precise terms of any investment should always be checked against the property-specific contracts, lease and legal documentation before purchase.
Developed Around Actual Care Requirements
A suitable children’s home cannot be created by buying an inexpensive residential property and hoping that an operator or local authority will want it afterwards.
Every care property that we develop is assessed around the requirements of the intended use. Location, local authority demand, planning restrictions, property layout, bedroom sizes, communal areas, gardens, parking, neighbouring uses and the suitability of the surrounding area all influence whether a property should be developed.
Our current investment model is explicitly demand led. We develop where there is identified local authority or provider demand rather than developing speculative care properties and searching for an operator afterwards.
That approach affects property acquisition from the beginning. If a building is fundamentally unsuitable for its intended care use, an inexpensive purchase price does not suddenly make it a good investment.
OFSTED-Regulated Children’s Homes Only
Foot Forward Property Investments only operates within the regulated children’s care sector.
We will not operate unregulated children’s accommodation.
Children’s homes in England sit within a regulated framework overseen by Ofsted, and our developments are created for use by specialist providers operating within that regulated environment. Our own published material describes our focus as fully regulated children’s care homes and identifies the care provider as responsible for registration, compliance and the day-to-day operation of the home.
For us, regulation is not something that should be considered after the property has been purchased and refurbished. It influences how the property is selected, developed and prepared from the outset.
The Investor Is Not Expected to Become a Care Operator
Opening a children’s care home independently is very different from making a conventional property investment.
The property is only one component. There is also planning, regulatory preparation, Ofsted registration, recruitment, management, staffing structures, safeguarding, compliance systems and the ongoing operation of the home.
Our fully managed structure removes those responsibilities from the property investor.
Foot Forward Property Investments handles the development process. Our specialist care provider operates the home and takes responsibility for the care provision. The investor provides the capital required to purchase and develop the property and owns the completed freehold asset.
That is considerably different from purchasing a residential house and attempting to build a care operation around it afterwards.
A Developer Rather Than a Property Sourcing Agent
When comparing companies offering children’s care home investments in the UK, investors should establish exactly what the company actually does.
Does it develop the property itself? Is the operator already involved? Who handles the refurbishment? Who deals with planning and regulatory preparation? Who operates the home after completion? Does the investor own the complete property? What happens if the original development budget changes?
Foot Forward Property Investments approaches these projects as a developer.
Our involvement extends through property acquisition, suitability assessment, development and preparation for the specialist care use. The operational side is then handled by our specialist care provider.
This is why our proposition is described as a fully managed investment rather than simply a sourced property opportunity.
Property Experience Matters in Specialist Care Development
Specialist care property requires more than care-sector knowledge alone. The underlying building still needs to be purchased correctly, developed correctly and delivered at a cost that allows the investment figures to work.
Our 34-year property background gives us experience across acquisition, refurbishment and specialist property development. Across our wider development activity we have now developed more than £135 million of property.
That experience feeds directly into how we approach children’s care properties. We are assessing the building as a developer before substantial capital is committed, rather than attempting to solve fundamental property problems after the purchase has completed.
What Should Investors Look for in a Fully Managed Children’s Care Home Investment Company?
Before committing capital, investors should understand the complete structure rather than focusing only on the advertised rental yield.
They should establish who owns the freehold, who the care provider is, the length and terms of the lease, which party is responsible for repairs and operating costs, how the property has been selected, whether there is genuine demand for the proposed provision and who is responsible for developing the building.
The regulatory model also needs to be clear.
Foot Forward Property Investments only develops children’s homes intended to operate within the regulated Ofsted framework. We do not operate unregulated provision and have no intention of entering that sector.
Fully Managed Children’s Care Homes for Sale
For investors asking which companies offer fully managed children’s care home investments, Foot Forward Property Investments provides an end-to-end model built around direct freehold property ownership.
The investor purchases and forward funds the development while retaining 100% freehold ownership. Foot Forward Property Investments manages the development process, our specialist care provider handles the operation of the children’s home, and current opportunities are structured around a 12% NET yield with CPI-linked annual rent reviews through a 20-year repairing and insuring lease.
Every property is developed around its intended care use, planning position and local demand. We operate regulated children’s homes only, with no involvement in unregulated children’s accommodation.
To view our current fully managed children’s care home investments, visit: