New Inn Leeds

Eccup Lane, Leeds, LS16 8AU

  • New Inn Leeds
  • New Inn Leeds
  • New Inn Leeds
  • New Inn Leeds
  • New Inn Leeds
  • New Inn Leeds
  • New Inn Leeds

New Inn Leeds

Exciting £396,000 Refurbishment at Popular Country Pub

As the only pub within a two mile radius, The New Inn already enjoys plenty of trade. Located on the outskirts of the village of Eccup, it is surrounded by beautiful rolling countryside despite being less than a 20 minute drive from the city of Leeds. The demographics directly around the pub are very promising - the majority of which have an above average disposable income. Cyclists and walkers also frequent the area during the warmer months.

We plan a large £369,000 investment in The New Inn to develop the food capabilities and improve the overall experience for guests. Our refurbishment will transform not just the indoor trading areas but the outside gardens too, placing the pub back on the map for those looking for an enjoyable and stylish meal or drinks at a country pub.

If you want to take a virtual tour of a recent refurbishment we have carried to get a feel for our plans at the New Inn, then click here

The pub would suit a classic pub food menu that offers all the greats such as homemade pies and burgers along with on trend lighter items such as sharing boards, charcuterie and vegan options. Given the nature of the pub's location, an emphasis on locally sourced produce will would be appealing. Premium drinks will also be key, such as prosecco, cask ales and a selection of on trend spirits such as gin and rum.

Despite it's wider appeal, The New Inn will ultimately be a hub of the community and events of a community nature will be vital in the pub's success. The large outdoor space will allow for activities such as mini beer festivals or summer BBQs to bring locals together. The right operator for the pub will have the ability to connect with both local clubs and groups yet also the wider area and beyond using an effective social media message.

Ambitious, Experienced Operator Wanted

Are you a skilled operator who has experience running a similar style of pub? You will have prior experience developing and marketing your food menu along with a knowledge of the local area. Please note, prior experience with a similar pub will be essential for this application.

Pub Features

  • Rolling Tenancy
  • Function Room
  • Car Parking
  • Refurbishment Planned
  • Live Sports
  • Outdoor Trade
  • Private Accommodation
  • Cask Ale

Trading Area & Facilities

Our planned £396,000 investment in The New Inn will see all trading areas refurbished to a high standard. We will create two distinct areas within the pub, a bar and a separate dining room - 93 covers in total will be accommodated within these two areas. The overall design of the pub will be rustic with unique modern touches. Features will include fireplaces, wine displays and feature lighting fixtures to create an overall welcoming country pub with a bit of style.

Outside, a new entrance porch to front with a fenced off external area will be created. We will also enhance the existing beer garden with a new external trading space with booth seating. The pub will be repainted and a new signage scheme will be designed as part of the refurbishment.

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

Private accommodation consists of three bedrooms, living room, kitchen and bathroom. In line with our Ready To Trade Promise, we will ensure that the necessary works are completed on the private accommodation so that you can focus on getting your business right.

Premises Licence Details

Please refer to Premises Licence for further details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 00:00 11:00 - 00:00 11:00 - 00:00 11:00 - 00:00 11:00 - 01:00 11:00 - 01:00 12:00 - 00:00

Financials

Annual Rent £
66,500
Estimated Annual FMOP (Licensee Profit) £
69,258
Representative HEINEKEN UK Brand Discount Per Barrel £
150
Estimated Annual Turnover £
696,634
Estimated Annual Barrelage
232

“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 £
45,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
10,000
Deposit Amount £
16,625
Rent In Advance £
1,279
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 £
75,089
Estimated Minimum Ingoing Costs £
75,089

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 £
2,559
Estimated Annual Maintenance Compliance Charge £
1,565
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