tenancy
26 Abbey Road, Kirkstall, Leeds LS5 3HS, UK
Approx. Total Ingoings
£15,750Annual Rent
£35,000The West End House is a very popular traditional pub with an excellent reputation for good quality food, cask ales and cider, and was recently voted CAMRA's best pub of the season. The pub has been successfully run by the same publicans for 20 years and this is a rare opportunity to take over a thriving business which is arguably the best public house in the area and beyond. The opportunity is a detached building on a very busy main road between Kirkstall and Horsforth which occupies a prominent corner location. The interior has been maintained to a high standard and is split into three main areas with a large bar located just right of centre in the middle. The West End House boasts a comprehensive commercial kitchen which is more than capable of coping with the regular demand for meals, which on Sundays is usually standing room only. A regular calendar of events is hosted, and customers have to book early to reserve tables at busy trading times. This has benefitted from a great website which has been updated regularly and has links to popular media forums like Facebook. This is truly a great opportunity for an experienced publican with a food background to takeover an established business.
Private Accommodation: The private accommodation is located on the first floor and comprises a lounge, dining room and kitchen, bathroom, office and two bedrooms. The accommodation is in very good condition although the bathroom would benefit from some modernisation.
Indoor trading area
The interior of the West End House has been maintained to a high standard and is traditionally decorated with a beautiful dark wood bar that greets you as you enter. The large bar servery is easily accessed from the three main trading areas and is surrounded by Victorian style floor tiles. Directly in front of the bar is a snug area with plush perimeter seating and a feature fireplace; this is a comfortable and airy spot, with lots of natural light. To the left of the entrance is a small drinking area with plenty of standing room alongside high tables. The dining area runs round the side and to the back of the pub with smart wooden furniture that can cater for approximately 40 covers. The good-sized catering kitchen has all the provisions for a comprehensive pub menu, and can deliver a great Sunday food offering.
Outdoor trading area
To the side of the pub is a small patio with plenty of greenery and several picnic benches which can provide space for up to 20 people. There is also a small covered smoking solution in place, and a car park with 15 spaces.
Regional Manager Comments
The West End House is an attractive community orientated pub that attracts a strong drinking trade in the evenings thanks to its popular cask ales and ciders. It has an excellent reputation for traditional home cooked pub food that brings in customers from the immediate area and further afield. This is a truly fantastic opportunity for an experienced publican with a food background to take over an established business and develop it further.
Retail Partnership Tenancy
Beer Garden Private Accommodation Kitchen Parking Cask Ale Restaurant/Food
Approx. Total Ingoings
£15,750
Annual Rent
£35,000
Potential Turnover: £574,000 per annum
This is an estimate of the potential annual turnover of the pub business. It does not include the financial benefits of any living accommodation, which you will need to consider.
Guide Rent: £35,000 per annum, payable weekly in advance.
The Proposed Agreement: Retail Partnership Tenancy
The Landlord is prepared to discuss other Partnership agreements.
They will also discuss your purchasing options (Wines, spirits, cask, minerals and flavoured alcoholic beverages) which you can choose all, a combination or none. Tie release fees will apply.
Estimated Capital Start-up: £15,750 (excl VAT)
Often referred to as ingoings. Includes stock & glassware at valuation, deposit, refundable at the end of your agreement dependent upon your account being in good order. Up to 2 weeks rent and other contractual charges will be payable in advance. Please note, the actual deposit payable will be 25% of the final agreed rent.
In addition you will need to provide funds for professional advice and a level of working capital - the amount will be dependent on your business plan.
Estimated Fixtures and Fittings Value: £20,000 (excl VAT)
To be discussed with the Regional Manager.
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Originally formed in 2010 with 333 pubs, Stonegate Group is now the largest pub company in the UK following 12 major acquisitions. Our vast portfolio is now home to over 4,500 sites which range from Leased & Tenanted to Managed. We strongly believe that the pub is at the heart of British culture and we strive to deliver a fantastic customer experience.
