Railway Hightown

4 Biddulph Road, Congleton, CW12 3JS

  • Railway Hightown
  • Railway Hightown
  • Railway Hightown
  • Railway Hightown
  • Railway Hightown
  • Railway Hightown
  • Railway Hightown
  • Railway Hightown

Railway Hightown

Transformational Refurbishment Planned!

An extensive refurbishment will transform The Railway into a classic and stylish pub catering for the whole community. Its tasteful redecoration in luxurious dark colours, industrial chandeliers and large circular sharing tables will enhance The Railway's natural character and create a standout destination pub in a local setting. The Railway's upgraded and extensive offer of a lively, casual games area, vibrant dining space and a brand-new extended beer garden with a children's play area will attract a diverse range of customers, all looking for a great local pub.

The Railway occupies a beautiful location one mile from the centre of Congleton in Cheshire. Close to a busy railway station, the pub receives high footfall throughout the day and evening. Congleton itself is an affluent town, with 62% of residents being in the ABC1 demographic. These customers have significant disposable income for eating and drinking out and, with little competition in the area, will be drawn to this versatile pub following its premium upgrade.

The transformational refurbishment, with luxurious furnishings and decorations as well as a vibrant beer terrace and children's play area, will create a stand-out pub capable of trading at all points of the day. This exceptional offer and quality food menu will expand the pub's current demographics by appealing to women and families, whilst its live sports, games area and premium drinks range will ensure it retains its loyal customer base.

Energetic, Enthusiastic Landlord Wanted

Are you passionate about customer service? Do you have previous experience in delivering fresh tasting beers and delicious food? An energetic entrepreneur is required, preferably with previous pub experience, whilst excellent business management and catering skills are a necessity.

Pub Features

  • Rolling Tenancy
  • Outdoor Trade
  • Private Accommodation
  • Smoking Area

Trading Area & Facilities

Internally, the bar servery will be refurbished and redecorated to create a classic feel and premium focal point for customers entering the pub. The bar area will be refurbished and redecorated in line with the classic and comfortable feel of the pub. It will become the perfect space for the whole community to enjoy a casual drink. A brand-new games area will be formed to the side of the bar area. It will provide a fun and lively space for customers to socialise in, and will be decorated to evoke a classic pub feel.
A transitional area will be created in between the bar and dining areas, helping cater for a wider variety of occasions. The dining area will be refurbished to support the new and improved food offering, becoming a light and vibrant space with a mixture of
colours and textures. The rear dining area will be retained and refurbished, increasing covers. It will be decorated in line with the overall look and feel of the pub. The existing kitchen will be refurbished and redecorated throughout, with new appliances and equipment where appropriate to suit the proposed new menu. Repairs will be carried out and the space will be fully contract cleaned.

The external area will be rejuvenated and extended, becoming a standout space in the local area. It will be a welcoming and vibrant garden for customers to enjoy a drink and for children to play during the warmer months. The external area and signage will be refurbished to enhance the pub's original character and kerb appeal. It will highlight the new and improved offer to passing customers.

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

The private accommodation consists of 3 bedrooms, kitchen & bathroom and a lounge and where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade Promise.

Premises Licence 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 - 23:30

Financials

Annual Rent £
47,500
Estimated Annual FMOP (Licensee Profit) £
49,699
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
597,615
Estimated Annual Barrelage
219

“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 £
30,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
10,000
Deposit Amount £
11,875
Rent In Advance £
913
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
295
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
55,088
Estimated Minimum Ingoing Costs £
50,216

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 £
Estimated Annual Maintenance Compliance Charge £
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