Forester Dukinfield

Fir Tree Lane, SK16 5EW

  • Forester Dukinfield
  • Forester Dukinfield
  • Forester Dukinfield
  • Forester Dukinfield
  • Forester Dukinfield
  • Forester Dukinfield
  • Forester Dukinfield

Forester Dukinfield

Warm traditional local

The Forester is situated in the heart of the densely populated residential area of Dukinfield, surrounded by a selection of shops and fast food outlets with a great car parking facility.
This is a wet-led community site that currently offers sports, live music and pub games, however more can be done here. There is room for development with community groups and sports teams, alongside a build-up of mid-week trade with some clever evening events to broaden its appeal.
This is a traditional community pub that has a wonderful outdoor space for maximising trade in the summer months. Introducing a cask ale and simple food offer will broaden its appeal and put it back in the heart of the local community.

Passionate Community Focussed Operator Wanted

If you are looking to take on an established local pub with room for improvement this is the ideal one for you. For the right candidate this would be a great starter pub, providing you have good customer service experience and are keen to rejuvenate your local. We need someone who is exceptionally passionate and interested in maximising custom from the area. Our ambition is to improve the offering at this site cementing this as the go-to pub in Dukinfield.

Pub Features

  • Rolling Tenancy
  • Music Venue
  • Car Parking
  • Refurbishment Planned
  • Live Sports
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Internally, the Forester is traditionally decorated and has a welcoming feel. It is home to one large bar area that has a good volume of fixed seating, offering capacity for around 120 customers. The site hosts a variety of gaming machines, including a pool table and dart board.

Externally, the pub features a large outdoor trading area, great for families, alongside wooden bench sets that could offer around 50 covers.
It has a large car parking area, shared with the local shops, of 35-40 spaces adjoining the premises which will be key in attracting clientele from further afield.

There is potential refurbishment planned for this site in 2019, which can be discussed with our BDM as part of the recruitment process.

Private Accommodation

Currently the private accommodation at the Forester consists of three bedrooms, a fitted kitchen, a lounge and a bathroom. In line with our "Ready to Trade Promise", should any works be required, we will ensure your private accommodation is in good order so that you can focus your energy on getting the business right.

Premises Licence Details

Please refer to Premises Licence for full 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 11:00 - 23:30

Financials

Annual Rent £
36,250
Estimated Annual FMOP (Licensee Profit) £
41,860
Representative HEINEKEN UK Brand Discount Per Barrel £
150
Estimated Annual Turnover £
504,222
Estimated Annual Barrelage
350

“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 £
40,583
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
9,063
Rent In Advance £
697
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 £
57,538
Estimated Minimum Ingoing Costs £
53,820

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 £
0
Estimated Annual Maintenance Compliance Charge £
1,463
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