Coach & Horses Royston Herts

14 Kneesworth Street, Royston, SG8 5AA

  • Coach & Horses Royston Herts
  • Coach & Horses Royston Herts
  • Coach & Horses Royston Herts
  • Coach & Horses Royston Herts
  • Coach & Horses Royston Herts
  • Coach & Horses Royston Herts

Coach & Horses Royston Herts

Extensive Refurbishment Planned

A striking refurbishment will transform the historic Coach & Horses into a premium community hub. Traditional timber beams, a roaring fireplace, and cosy seating will combine to create a welcoming, cosy atmosphere. This will be supported by a new classic pub food menu, whilst the refined lounge and snug areas will increase covers and diversify the pub's offering. A vibrant external area will give the Coach & Horses a contemporary edge, extending its appeal, especially throughout the summer months.

Great Location

The Coach & Horses is located in the centre of Royston, an affluent commuter town. Found on the main high street, the pub is a short walk from the train station and nestled amongst a range of attractions including the Art Gallery and local Hockey and Football Clubs, so passing footfall is high. Royston itself is a growing town with a high proportion of young professionals who commute from London and Cambridge. With new housing estates still being built, residents are looking for a premium local pub to socialise and unwind in.

Fantastic Potential

The beautiful refurbishment, with a new menu full of pub classics and an exceptional beer garden, will create a stand-out destination pub capable of trading at all points of the day. An extensive drinks offering including premium coffee, craft beers and high quality wines will also attract local customers looking for a vibrant place to socialise. This is a pub with great potential, all we're missing is the right person to drive it forward. So, could that be you?

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Catering Kitchen
  • Live Sports
  • Private Accommodation
  • Cask Ale

Trading Area & Facilities

Please see the refurbishment details brochure for more information on trading area and facilities.

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

The private accommodation at the Coach & Horses consists of 3 bedrooms, lounge, kitchen and bathroom. As part of our Ready to Trade promise, we will ensure that your private accommodation is in a good state of repair so that you can focus your time and energy on your new business.

Premises Licence Details

Please refer to premises license for full details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:30 11:00 - 00:00 11:00 - 00:00 11:00 - 23:30

Financials

Annual Rent £
29,750
Estimated Annual FMOP (Licensee Profit) £
31,974
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
336,234
Estimated Annual Barrelage
177

“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 £
13,165
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
15,000
Deposit Amount £
7,438
Rent In Advance £
2,479
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
60
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
40,277
Estimated Minimum Ingoing Costs £
22,674

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 £
2,210
Estimated Annual Maintenance Compliance Charge £
759
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