Royal Oak Blackburn

2 Royal Oak Avenue, Pleckgate, Blackburn, BB1 8QD

Under Offer
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn
  •  Royal Oak Blackburn

Royal Oak Blackburn

Warm Inviting Pub

The Royal Oak is situated in a residential area of Blackburn, it is surrounded by housing, a sports field and some local services such as a high school and café. This site typifies a quaint charming pub that is an asset to the local area and has a great car parking facility. There is a large volume of families present, which will prove to be a key demographic for this site moving forward.
This is a wet-led traditional pub that has developed a food offering in the past which will be critical to the site in the future. At present it offers a limited number of cask ales, a basic menu alongside some live music.
This is a homely setting that has a wonderful outdoor space for maximising trade in the summer months, with ample chance to develop a cask ale line through cask marque accreditation and partnership with SIBA. There is the opportunity to cultivate a small coffee and basic breakfast offering - maximising trade over the weekends and complimenting community sports at the local pitch. The large car park will allow the pub to attract customers outside the immediate area, promoting it as a destination pub.

Food focused operator required

This pub is established and successful as a local wet-led offering, however it requires an operator with some experience in commercial kitchens (bars or restaurants) to further develop a basic menu - reducing kitchen costs and maximising the potential of the site. For the right candidate this would be a great starter pub, providing you have good customer service experience and that you are passionate about improving your local.

Available on our Business Start -Up Agreement, with the following support:
  • Manage your risk: 3 year fixed term agreement that you can terminate at any time on 28 days' notice;
  • Financial support: even higher discounts on beer and cider available if volume targets are met (90% of targeted sale)
This financial support is for the first year, to help you along the way. All quoted figures are based on Start Pubs & Bars FMT rent model.

Pub Features

  • Business Start-Up Agreement
  • Music Venue
  • Private Accommodation
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Internally, the site is home to one traditional bar area that is cosy, welcoming and in good condition with great original features. It has mixed seating for around 15-20 covers and a fully equipped kitchen to meet the site's food demand. A key feature for the winter months is a beautiful hearth containing a wood burning stove.

Externally, the site has excellent kerb appeal and is inviting for passers-by. It has an outdoor trading area with wooden bench sets that could offer 15-20 covers with room for enhancement. It has a large car parking area of up to 18 spaces across from the premises, and plenty of on street parking which will be key in attracting clientele from further afield.

Private Accommodation

The private accommodation at the Royal Oak consists of two bedrooms, a fitted kitchen, a good sized living room 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
10:00 - 10:00 - 23:00 10:00 - 23:00 10:00 - 22:30 10:00 - 23:00 10:00 - 23:00 12:00 - 22:30


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


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

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) £

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