Property Description
The Woodman’s Arms is a fantastic opportunity for a food focused operator who is looking to take their own site. The Woodman’s Arms is having an interior refurbishment and new signage having recently had other exterior features refurbished.
What would you do with this pub to make it even more of a success?
The area
Located on Rayleigh Road, The Woodman’s Arms is situated in a prominent position, in a busy residential area. There are the 3720 people living within a 10-minute walk of the Woodman’s Arms.
And the local demographic features a high mix of families with steady incomes and mature couples which lends itself to the pub developing a profitable food offer.
Currently this great pub is frequented by many locals who visit for the fantastic food and broad range of drinks including cask ales. As there is a large outdoor area attached to the pub, there are great opportunities for al fresco dining and BBQ days.
The offer
The Woodman’s Arms is available on our investment tenancy agreement. Click here for more information on this agreement.
The potential of this pub lies in developing a well thought through Click or tap here to enter text. food & drinks offer.
The pub should look to offer a wide range of drinks, including lagers, cask ale, ciders, spirits, wines, some cocktails along with a great range of soft drinks and low & no options. This variety caters to everyone, from regulars enjoying beers to visitors seeking a more premium experience, ensuring the pub appeals to a broad audience.
A straight-forward coffee offer could be put in place to help widen the appeal of the pub towards those looking for something other than a cold drink.
The pub will offer live sports and music, DJ sets or karaoke. These events will create a vibrant atmosphere and will drive a healthy rhythm of the week.
The Woodman’s Arms will be undergoing a refurbishment which will cover the interior of the pub plus new signage.
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:
Main trading area with bar
72 internal covers
60 external covers
Catering kitchen
Car Parking for about 15 cars
Patioed external seating
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 & Bars, 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).
Private accommodation consists of 3 bedrooms, a living room, kitchen and bathroom
See Premises Licence for full details
Agreement Type
Investment Tenancy
Property Facilities
Parking
Cask Ale
Kitchen
Live Sports
Live Music
Outdoor Trade
Private Accommodation
Refurbishment Planned
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.
MISREPRESENTATION ACT 1967
My Hospitality Solutions Ltd advises that the contents of these particulars are believed to be correct and Lessees should satisfy themselves that they are accurate.
The information and images displayed about the properties advertised comprise a property advertisement only. My Hospitality Solutions Ltd is not liable for the accuracy or completeness of the advertisement or any linked or associated information and My Hospitality Solutions Limited has no control over the content.
