Blue Bell Conwy
Castle Street, Conwy, LL32 8AYAgreement Type:
Foundation Tenancy
View details for Blue Bell Conwy
Royal Scot
Royal Scot
Langrigg Road, Carlisle, CA2 6DX Pub Code: 0091123101
Pub Code: 0091123101
Investment TenancyEst Min Ingoing Costs: £44,708
Annual Rent: £32,834
The Royal Scot, a well-loved pub located in the heart of one of Carlisle's suburbs.
An extensive refurbishment will transform The Royal Scot into a quality pub for customers to enjoy. This is an excellent business opportunity in a great location, perfect for engaging with the local community.
The area
We're investing in the Royal Scot, a well-loved pub located in the heart of one of Carlisle's suburbs. With over 15,000 people living within a 20-minute walk, it's perfectly positioned to become a local favourite. The renovation will revitalise both the interior and exterior, including a refreshed garden area, new external signage, and décor. Inside we will be redecorating and giving the pub a new lease of life. With quality food, drinks, and entertainment such as sports, quizzes, and seasonal events, The Royal Scot will be a vibrant hub for the local community.
With minimal competition in the area, this is a fantastic opportunity for a community-minded licensee who values strong local ties. The Royal Scot will stand out as a large, inviting venue where residents can enjoy great food, live events, or simply unwind in the outdoor space.
The offer
Drinks:
• The Royal Scot will offer a wide-ranging drinks menu, including lagers, ciders, spirits, wines, and cask ales. This variety caters to everyone, from regulars enjoying beers to visitors seeking a more premium experience, ensuring the pub appeals to the whole community.
Coffee:
• It’s location being next to the school, care home and shops means it will have a punchy coffee offer for those pushing prams or looking for warm drink after the local parkrun.
Events:
• Live music, quiz nights, sports showings, darts, and pool, tailored to customer demand. These events will create a vibrant, community focused atmosphere and will drive a healthy rhythm of the week. The Scot is famous for it’s events like Halloween, support of the park bonfire night to summer festivals.
The Royal Scot is available on our Investment agreement. Click here for more information on this agreement.
We’re always open to new ideas, what would you do to drive trade?
If you’ve benefited from running or owning a pub business, we’d love to hear what experience you can bring.
The right operator for the Royal Scott will have extensive experience in community led hospitality businesses. They will have a clear vision for their food & drinks menu, marketing strategy and entertainment offer and can create a memorable experience for their customers.
If this sounds like the incredible pub opportunity you’ve been waiting for, apply today and tell us what you can bring to this pubs next chapter…
Trading Area & Facilities
The Royal Scot will be undergoing a refurbishment which will cover the interior and the exterior of the pub.
A full list of works and pub floor plan can be found in the ‘refurbishment details’ in the downloads.
The pubs trading area and facilities post refurbishment will be:
- Main trading area with bar
- Separate dining room
48 internal covers
- 78 external covers
- Catering kitchen
- Large garden
- Car park with 48 spaces
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 3 bedrooms, a living room, kitchen and bathroom.
Estimated Total Ingoing Costs
£44,708
Estimated Minimum Ingoing Costs
£44,708
Annual Rent
£32,834
Estimated Annual Turnover
£567,874
Deposit
£8,208
Estimated Fixtures & Fittings Value
£25,000
Estimated Stock Valuation
£8,000
Estimated Working Capital
£3,500
The above figures are provided as a guide only and will be finalised as part of the commercial agreement. All figures quoted are exclusive of VAT.
Estimated Working Capital is an estimate of key start-up costs such as professional fees, training fee, premises license fee, F&F valuation fee & till floats. There will be additional ongoing charges payable during the term of the agreement such as property maintenance, repairs fund, SmartDispense. These costs will be outlined prior to completing a business plan and finalised at Heads of Terms.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs should be included in your financial assumptions in your business plan. Note that on FRI and Investment Tenancy Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased. A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors. In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
Estimated Working Capital is an estimate of key start-up costs such as professional fees, training fee, premises license fee, F&F valuation fee & till floats. There will be additional ongoing charges payable during the term of the agreement such as property maintenance, repairs fund, SmartDispense. These costs will be outlined prior to completing a business plan and finalised at Heads of Terms.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs should be included in your financial assumptions in your business plan. Note that on FRI and Investment Tenancy Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased. A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors. In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
Location:
Langrigg Road, Carlisle, CA2 6DX
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To apply for this pub or for additional information, please contact us directly
Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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