Abbey Inn Kinloss

Findhorn Road, Kinloss, IV36 3TY

  • Abbey Inn Kinloss
  • Abbey Inn Kinloss
  • Abbey Inn Kinloss
  • Abbey Inn Kinloss
  • Abbey Inn Kinloss
  • Abbey Inn Kinloss
  • Abbey Inn Kinloss
  • Abbey Inn Kinloss
  • Abbey Inn Kinloss

Abbey Inn Kinloss

Fantastic Location!

Situated in the picturesque Highland Village of Kinloss, The Abbey Inn building dates back hundreds of years and was refurbished to a high standard recently. Externally it is a traditional country pub whilst internally, the pub has a cosy but contemporary Scottish feel and can cater for 70 cover. Frequented by many locals who visit for the fantastic food and relaxed setting.

The ideal operator will be hands on and have food experience. You will build upon The Abbey Inn's reputation for good food and extend this to attract visitors and families from further afield, turning this busy local pub into a destination food venue.

Available on our Business Start-Up Agreement, with the following support:
  • Manage your risk: 3 year fixed term agreement that you can terminate at any time on 28 days' notice;
  • All quoted figures are based on Star Pubs & Bars FMT rent model.

Pub Features

  • Business Start-Up Agreement
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation

Trading Area & Facilities

The Abbey Inn has an historic stone exterior, nestled in a beautiful location. Once inside there is a welcoming lounge style bar area that includes contemporary booth seating in the windows.

There is also a slightly more formal dining area and great catering kitchen. The magnificent stone fireplace echoes the buildings heritage and adds a cosy touch.

A Car Park and outside trading area are attached to the pub.

Private Accommodation

The private accommodation is nicely appointed and has two bedrooms and a large living area and kitchen.

In line with our Ready to Trade Promise, we will ensure the private accommodation is in good condition, so that you can focus on your business.

Premises Licence Details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 01:30 11:00 - 01:30 12:30 - 00:30

Financials

Annual Rent £
23,000
Estimated Annual FMOP (Licensee Profit) £
24,627
Representative HEINEKEN UK Brand Discount Per Barrel £
150
Estimated Annual Turnover £
328,913
Estimated Annual Barrelage
115

“The above figures are provided as a guide only and will be finalised as part of the commercial agreement (please download the rent model from Trading Information section for full financial details).

** All figures quoted are exclusive of VAT

*** FMOP = Fair Maintainable Operating Profit

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
1,500
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
2,000
Deposit Amount £
3,000
Rent In Advance £
442
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
9,127
Estimated Minimum Ingoing Costs £
7,627

In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.

The Estimated Licensee Fixtures & Fittings (F&F) Value assumes that the pub will be let on a Rolling Tenancy or Business Start-Up Agreement, where we own the majority of the F&F. The F&F Value for Full Repairing & Insuring Leases will be significantly more.

The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent or £3,000 (whichever is greater) 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.

Other SP&B Ongoing Charges
Estimated Annual Buildings Insurance £
1,152
Estimated Annual Maintenance Compliance Charge £
1,565
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108

The above figures are provided as a guide only and will be finalised as part of the commercial agreement (please download the rent model from Trading Information section for full financial details)

* 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 assume that rent is billed weekly in advance and that Star Pubs & Bars retain ownership of large fixtures and fittings. Initial costs for a Fully Repairing and Insuring lease will be higher as rent is invoiced monthly in advance and all fixtures and fittings must be purchased