Cock Inn Sibson Nuneaton

Twycross Road, Nuneaton, CV13 6LB

  • Cock Inn Sibson Nuneaton
  • Cock Inn Sibson Nuneaton
  • Cock Inn Sibson Nuneaton
  • Cock Inn Sibson Nuneaton
  • Cock Inn Sibson Nuneaton
  • Cock Inn Sibson Nuneaton
  • Cock Inn Sibson Nuneaton
  • Cock Inn Sibson Nuneaton

Cock Inn Sibson Nuneaton

Historical Country Coaching Inn

As well as benefitting from the locals of Sibson and surrounding villages, the pub is close to the larger towns of Nuneaton and Tamworth, meaning over 200,000 adults are just a 20-minute drive away. In addition, the pub is on the main road to Twycross Zoo, which attracted nearly 650,000 visitors in 2019. The attractive new refurbishment means the pub is well placed to capitalise on this passing trade.

At almost 800 years old, The Cock Inn is blessed with original features, including a thatched roof, exposed beams, open fireplaces, and cosy rooms - giving it a rare and authentic traditional country-pub feel. At the heart of this regeneration will be the fully refurbished dining room, creating a bright lofty space for customers to enjoy the improved food menu in. Decorations throughout the venue will incorporate and highlight the pub's character, including original decorative tiling and framed artwork relating to local histories, such as the Battle of Bosworth. This sympathetic refurbishment will create a wonderful pub that will provide a great destination for customers looking for a great food and drink experience in a stunning environment.

The Cock Inn will be transformed into a characterful coaching inn, offering something for everyone. Serving great food all day, with breakfast, lunch, afternoon tea and standout evening meals. A wide range of quality drinks, from cask ales to specialist gins and spirits as well as a great coffee offer served all day. It will appeal to a wide range of customers with its varied offer, from Locals wanting a casual drink in a cosy setting, families wanting a weekend destination for Sunday lunch or visitors to the area dropping by for a bite to eat after visiting nearby attractions.

Please 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. This 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. This applies to all pubs in England & Wales as per The Pub Code (2016).


Experienced Food-Led Operator

This site offers fabulous potential to an operator who can create a fantastic year-round food and drink offer; could that be you?

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Cask Ale
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

The refurbishment will bring this site back to its former glory, as a traditional country coaching inn with a quality modern finish. The internal multi-room layout will create different zones to cater for drinkers and diners alike. More intimate, cosy spaces will be established in the snug rooms off the bar whilst the refurbished dining area will help create nearly 100 internal covers.

The creation of an external courtyard to the rear as with festoon lighting and lush planting offers further potential for alfresco drinking and dining.

Private Accommodation

The private accommodation consists of a small Managers flat - full details tbc.

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

Please refer to the Premises License for full details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 11:00 - 00:00

Financials

Annual Rent £
56,026
Estimated Tenants Annual Operating Profit £
56,525
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
605,883
Estimated Annual Barrelage
136

“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 £
33,928
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
8,000
Deposit Amount £
14,007
Rent In Advance £
1,077
Training Fee £
425
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
295
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
58,622
Estimated Minimum Ingoing Costs £
58,622

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 £
2,159
Estimated Annual Maintenance Compliance Charge £
1,862
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