Property Description
Extensive refurbishment - A versatile pub & rooms in a sought after location.
What would you do with this pub to make it a success?
The area:
The County Hotel is located in the centre of the North Berwick, on the popular high street just a few hundred yards away from the stunning beach. North Berwick is a relatively small town but growing rapidly in popularity with the addition of numerous new housing developments. Affluence and age is very diverse with a slight bias towards mid/high affluence, with a high level of older adults looking for daytime and early evening options. It is also a very popular destination with tourists all year round particularly during its own annual festival ‘Fringe by the Sea’ which attracts over 60,000 visitors.
The offer:
An extensive range of drinks including:
Premium lagers
Spirits, wines, and cocktails
Low and no alcohol options
As well as a delicious, fresh modern menu catering from brunch to dinner.
The pub will benefit from the creation of an all year round garden space with a bar in the existing outbuilding as well as upgrades to the existing beer garden including features and festoon lighting.
The County Hotel is available on our FRI agreement. Click here for more information on this agreement.
We’re always open to new ideas, what would you do to drive trade?
If you’ve benefited from running or owning a pub business, we’d love to hear what experience you can bring.
The right operator for the County Hotel will have extensive experience in destination food outlet hospitality businesses. They will have a clear vision for their food & drinks menu, marketing strategy and can create a memorable experience for their customers.
If this sounds like the incredible pub opportunity you’ve been waiting for, apply today and tell us what you can bring to this pubs next chapter…
The County Hotel will be undergoing a refurbishment which will cover the interior and exterior of the pub.
A full list of works and pub floor plan can be found in the ‘refurbishment details’ in the downloads.
The pubs trading area and facilities post refurbishment will be:
Ground Floor:
Complete refurbishment of existing areas, transforming the current two-room layout into a single open space.
Relocation and refit of existing toilets, including the addition of a new accessible WC.
Installation of new windows on the front elevation.
Creation of a new entrance lobby with timber and glazed panels.
Full redesign of the bar, featuring a new hardwood top, raised and panelled front, and overhead bar sections.
New back bar fitting, incorporating display shelving, a coffee station, a tall bottle cooler, and a dedicated dispense area. A feature neon sign/graffiti wall will enhance the space.
New feature shelving for 3D bric-à-brac display.
New fixed seating as outlined in the plans.
Updated flooring and wall finishes in line with the mood board.
Installation of a new Smart Dispense system in the cellar.
Repairs and redecoration of the cellar.
First Floor:
Refurbishment of existing first floor function room including wall and floor finishes.
Retain existing kitchen and new kitchen hoist to service ground floor area.
Decoration to stairs and hallway
The 11 letting rooms situated on first & second floor are not included in investment plans however would form part of the lease and an operator can invest to exploit this potential.
Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process.
Where a significant investment is made in a pub by Star Pubs an "Investment Exemption" will be required. The exemption means that the option of a Market Rent Option lease won't be available at rent review for a period of up to seven years for this site, as per The Pub Code (2016).
The upper two floors have plenty of accommodation some of which was used for staff previously but its really up to the new operator to determine whether they retain that or not.
Premises license available on request
Agreement Type
Long-Term FRI Lease
Property Facilities
Refurbishment Planned
Kitchen
Letting Rooms
Parking
Outdoor Trade
Private Accommodation
Property Financials
Additional Information
In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs are not included in the rent model or ongoing costs below.
Note that on FRI Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased.
A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors.
The above figures are provided as a guide only and will be finalised as part of the commercial agreement
* All figures quoted are exclusive of VAT
** Deposit build up will be payable over a maximum of 24 months
*** Fixtures and Fittings annual rental fee should be estimated at 15% of the F&F value. The actual F&F value will be determined on the day of entry
**** Maintenance Compliance Charge relates to the fees for various statutory inspections
***** Estimated Legal Fees is a charge applied to your account by SP&B for creation of your Lease. You are required to engage and pay for your own solicitor - your solicitor's fees are not included in the above estimate
* The above figures are provided as a guide only and will be finalised as part of the commercial agreement.
** All figures quoted are exclusive of VAT
The above figures are provided as a guide only and will be finalised as part of the commercial agreement.
All figures quoted are exclusive of VAT
The above figures are provided as a guide only and will be finalised as part of the commercial agreement. All figures quoted are exclusive of VAT.
Estimated Working Capital is an estimate of key start-up costs such as professional fees, training fee, premises license fee, F&F valuation fee & till floats. There will be additional ongoing charges payable during the term of the agreement such as property maintenance, repairs fund, SmartDispense. These costs will be outlined prior to completing a business plan and finalised at Heads of Terms.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs should be included in your financial assumptions in your business plan. Note that on FRI and Investment Tenancy Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased. A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors. In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
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