Old Oak Hotel Longridge
111 Preston Road, Longridge, Preston, PR3 3BAAgreement Type:
Investment Tenancy
View details for Old Oak Hotel Longridge
Dunkirk Hall Leyland
Dunkirk Hall Leyland
Dunkirk Lane, Leyland, Preston, PR26 7SW Pub Code: 0090275101
Pub Code: 0090275101
Investment TenancyEst Min Ingoing Costs: £35,487
Annual Rent: £25,188
Extensive Refurbishment Planned!
A refurbishment at the Dunkirk Hall in the town of Leyland, will turn the site into a premium community pub. The works will include a redecoration to the indoor and an overhaul of the outdoor trading spaces. We will be upgrading the main trading area, upgrading the bar's existing counter, and refurbishing the existing fixtures and fittings. We will also be upgrading the toilets.
Externally, we will be rejuvenating the garden space, forming a new attractive seating area in the large beer garden with new lighting. The pub already has a striking appearance being a listed building, but it will also be receiving a face-lift with brand new signage, enhancing its kerb appeal and attracting in passing trade and locals.
Community Focused Area
The pub itself is located in Leyland. Leyland is a town in South Ribble, Lancashire, just six miles south of Preston. The Dunkirk Hall Arms is appointed perfectly to be the pub of choice for the new housing development close by, with 750 new houses being built. There is only one competitor pub within a mile and nothing in relative walking distance.
Untapped Potential
The potential to invest in this pub will allow for a step change to where it sits in the market and make it stand out from the limited competition. This pub would work for an operator who can integrate with the local community, enjoys being the heart and soul of the area, and can attract new customers through social media marketing. With 57 internal and nearly 150 external covers, this pub has huge potential.
When refurbished, the Dunkirk Hall will appeal to everyone from the surrounding community and due to its kerbside appeal, should also be able to feed off the daily passing trade. The new Dunkirk Hall will offer:
- Competitively priced drinks offer including draught lagers and ciders, a wine selection, and a good range of spirits.
- A basic food menu
- A simple coffee offer, to increase daytime trade
- Live sports, with Sky & TNT, darts, dominoes and should include, quizzes, charity fund raisers and live entertainment.
Trading Area & Facilities
The main trade area is open plan but zoned into distinct dining and bar areas. There is also a separate snug for customers looking for a more intimate drinking or dining experience. Works will be done internally to the trade areas and toilets with the pubs exterior receiving a quality face lift. Please review the 'Refurbishment Details' document in the Downloads section for more information.
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
Licensee accommodation at the Dunkirk Hall consists of three bedrooms, a kitchen, lounge and bathroom.
Estimated Total Ingoing Costs
£35,487
Estimated Minimum Ingoing Costs
£35,487
Annual Rent
£25,188
Estimated Annual Turnover
£392,437
Deposit
£6,297
Estimated Fixtures & Fittings Value
£19,690
Estimated Stock Valuation
£6,000
Estimated Working Capital
£3,500
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.
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.
Location:
Dunkirk Lane, Leyland, Preston, PR26 7SW
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To apply for this pub or for additional information, please contact us directly
Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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