Nags Head Dunstable

1 High Street North, Dunstable, LU6 1HX

  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable
  • Nags Head Dunstable

Nags Head Dunstable

Fantastic Cosy Town Centre Pub

The Nags Head is a well maintained pub situated in Dunstable town centre. It has around 72,000 adults within a 10 minute walk time of the pub in an area characterised by families and couples of all ages. The right operator for The Nags Head will have the ability and drive to tap into this customer base and widen The pubs appeal.

The Nags Head is a traditional pub with a focus on cask ales, and sports. Although the pub does not currently serve much food, there is potential to change this and introduce a good pub classic offer in the future. One of the main draws at The Nags is its prime central location as well as its well laid out modern feel. The pub is a simple one bar operation that houses several tables and chairs and has an area with a pool table and games machine. Live Sports, Karaoke and a great events calendar is key to the success of the site in the local area.

Ambitious Operator Wanted

We are keen to partner with an ambitious operator who has the ability to maintain current trade, but appeal to a wider customer base. Using your marketing skills, unique ideas and welcoming manner you will grow your business in partnership with Star Pubs & Bars. We would expect the next operator to have great retail standards.

BDM Vision:

The Nags Head is a well located pub that is in immaculate condition. We are looking for someone to exploit its well established trade, benefiting from the pubs great location and use their knowledge of great retail standards to make this the go-to "Modern Pub" in the local area.

Pub Features

  • Rolling Tenancy
  • Catering Kitchen
  • Live Sports
  • Outdoor Trade
  • Private Accommodation
  • Smoking Area
  • Cask Ale
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

The Nags Head is a traditional and simple one room operation with the front space function as a more casual/eating and drinks lounge, and the rear as a games area. The site has a great kerb appeal from the outside and is in great walk in condition inside.
There is a smaller enclosed area to the front of the pub with benches so can be used like a mini beer garden in the summer months to increase covers.

Private Accommodation

The accommodation consists of three bedrooms, a kitchen, lounge and bathroom. The property is generously sized and has been well maintained throughout. In line with our Ready to Trade Promise, if required the appropriate works will be carried out.

Premises Licence Details

Please refer to premises license for full details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
09:00 - 03:00 09:00 - 03:00 09:00 - 03:00 09:00 - 03:00 09:00 - 03:00 09:00 - 03:00 09:00 - 03:00

Financials

Annual Rent £
TBC
Estimated Annual FMOP (Licensee Profit) £
TBC
Representative HEINEKEN UK Brand Discount Per Barrel £
TBC
Estimated Annual Turnover £
TBC
Estimated Annual Barrelage

“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 £
TBC
Estimated Fixtures & Fittings Valuation Fee £
TBC
Estimated Stock Valuation £
TBC
Deposit Amount £
TBC
Rent In Advance £
TBC
Training Fee £
TBC
Estimated Designated Premises Supervisor / Manager Fee £
TBC
Premises Licence Fee £
TBC
Rates Assessment Fee £
TBC
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
TBC
Estimated Minimum Ingoing Costs £
TBC

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 £
2,119
Estimated Annual Maintenance Compliance Charge £
TBC
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