How Much Is My Independent School Worth? | Valuation Guide | James Dixey
How Much Is My Independent School Worth?
Get a free, indicative valuation based on real market data. No documents needed — it takes around 60 seconds.
Updated April 2026Completely confidential
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See what businesses like yours are selling for, based on up-to-date valuation multiples in your sector.
Indicative valuation range
£3.4m – £3.8m
£2.5m£5m
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Speak with an advisor who understands your market, can give you a more accurate valuation, and help you find the right buyer when you're ready.
How are independent schools typically valued?
Independent schools are valued on a multiple of adjusted earnings (EBITDA), but the valuation is often more complex than for other education businesses because of the property involved. Many independent schools own significant freehold property, which can represent a substantial proportion of the overall value. The business and property are usually assessed together, though in some cases buyers may structure the acquisition to separate the two.
What multiples do independent schools sell for?
Multiples for independent schools in the UK vary considerably, typically ranging from 4x to 8x adjusted earnings before any property premium. Smaller single-site schools may sit at the lower end, while well-known schools with strong academic results, full rolls, and valuable freehold estates can command significantly more. When we speak with buyers, they are looking for schools that combine academic reputation with financial sustainability. A school with a strong brand but thin margins is a harder proposition than one with a healthy surplus and room to grow.
What factors affect the value of an independent school?
Pupil numbers and demand. A full or near-full roll with a healthy admissions pipeline is the strongest indicator of a viable school. Buyers will look at your roll numbers over several years, not just the current position, to understand the trajectory.
ISI or Ofsted rating. Your inspection rating matters significantly. For most independent schools, this means your Independent Schools Inspectorate (ISI) report. A "Good" or "Excellent" rating is expected. Any compliance failures or conditions will affect buyer confidence and the price they're willing to offer.
Academic results and reputation. Strong exam results, university destinations, and a recognised reputation in the local or national market all contribute to goodwill. Schools with a distinctive character or specialism, such as music, sport, or a particular pedagogical approach, can attract premium interest from buyers who share that vision.
Want a more accurate picture?
An online calculator is a useful starting point. Speak with our team to understand what your independent school could realistically achieve.
Property and facilities. The condition, size, and development potential of the school's estate is a major factor. Modern, well-maintained facilities attract stronger offers. Planning consent for expansion, unused land, or the potential for additional boarding provision can add further value.
Fee levels and affordability. Buyers will assess whether your fee levels are sustainable in the context of the local market. Schools that have headroom to raise fees without affecting demand are more attractive than those already at the ceiling for their area.
Boarding provision. Schools with boarding, particularly those with strong international demand, can command higher valuations. The additional revenue from boarding fees, combined with higher barriers to entry, makes these schools attractive acquisitions.
Staff and leadership. A strong headteacher and senior leadership team who will remain post-sale provides significant reassurance to buyers. Independent schools rely heavily on the quality of their teaching and pastoral care, and continuity of leadership is a key concern in almost every conversation we have with prospective acquirers.
VAT on school fees. The introduction of VAT on independent school fees from January 2025 has introduced a new dynamic into the market. Buyers are now modelling the impact on demand and margins, and schools that can demonstrate resilience to the change, whether through strong local demand, differentiated provision, or careful fee management, are in a stronger position.
Who buys independent schools?
The buyer landscape for independent schools is diverse. It includes established education groups looking to add to their portfolio, international operators seeking a UK presence, trusts and charitable organisations, and in some cases individuals with a personal interest in education. Private equity involvement is less common than in other education subsectors, though it does exist. Each buyer type has different motivations and may value different aspects of your school, which is why how you market the opportunity matters.
Is now a good time to sell an independent school?
The market is more nuanced than it has been for some time. The introduction of VAT on fees has created uncertainty for some schools, particularly smaller ones in competitive local markets. At the same time, larger groups and international buyers remain active, and schools with strong fundamentals are still attracting good offers. For owners thinking about their options, the current environment makes it important to understand your position clearly before making any decisions.
How long does it take to sell an independent school?
Independent school sales are typically among the longer transactions in the education sector, often taking between eight and fourteen months. The complexity of the property, the need for ISI or DfE notification, TUPE for staff, and the sensitivity around communicating with parents and the school community all require careful handling. Planning the timeline around the academic year is also important. We generally advise owners to begin the process well ahead of when they want to complete.
How accurate is an online independent school valuation?
An online valuation provides a broad indicative range, but independent schools have enough unique characteristics that a closer look is almost always needed. The property, the fee structure, the competitive landscape, and the regulatory position all need careful assessment. If the initial range is of interest, a confidential conversation will help us give you a much more accurate picture.
