The Dandy Lion Lincoln

3 Newland, Lincoln, LN1 1UX

  •  Scarlet Red Ale House & Kitchen Lincoln
  •  Scarlet Red Ale House & Kitchen Lincoln
  •  Scarlet Red Ale House & Kitchen Lincoln
  •  Scarlet Red Ale House & Kitchen Lincoln
  •  Scarlet Red Ale House & Kitchen Lincoln
  •  Scarlet Red Ale House & Kitchen Lincoln
  •  Scarlet Red Ale House & Kitchen Lincoln

The Dandy Lion Lincoln

Investment Planned - Stylish Craft Beer House

The Dandy Lion is a well-located pub in Lincoln. The pub sits in an area frequented by young professionals and students, offering a nightlife operator an exciting opportunity to create a vibrant, modern pub. We are now planning a £177,000 investment to appeal to this key demographic.

Rebranded as The Mute Swan, the pub will be repositioned in the market as a craft beer house. We will fully redecorate the pub to create a stylish venue for groups of friends to gather after work or at weekends. The 'secret garden' style beer terrace will also be developed to create an appealing space that will be a hot spot in the warmer months.

The Mute Swan would suit a casual dining menu that stands out from the usual pub fayre. Examples of this include sharing small plates, vegan options and vertical dining such as chicken wings. Combine this menu with a variety of craft beer and local ales, along with a selection of on trend spirits and premium mixers.

Visionary Operator Wanted

The right operator for this pub will have prior experience running a similar venue. They will have their finger on the pulse of Lincoln's nightlife scene and know what it takes to effectively market a business like this. If this sounds like you, apply now to discuss the refurbishment in more detail.

Pub Features

  • Rolling Tenancy
  • Function Room
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Cask Ale

Trading Area & Facilities

Under the new plans, the pub will accommodate 70 covers internally and 45 externally.

Inside, customers will enter via a small lobby which will lead to the casual drinks lounge. Our investment will add stylish concertina windows to this space, along with a mix of new free and fixed seating options. We will retain the pub's original fireplace as a feature.

The main bar area will also be fully redecorated in a modern craft house style. We will add new illuminated shelving behind the bar and restain the bar countertop. There is a second, small trading space which can be used to accommodate semi private functions or as a space for pub games such as pool.

We will redecorate the pub's beer terrace, adding astro turf and a covered area. The existing fence will be repainted and planters filled with foliage will be added. New fixed bench style seating will also be added.

Private Accommodation

Private accommodation consists of two bedrooms, a lounge, kitchen and bathroom.

Premises Licence Details

Please refer to Premises Licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 02:00 11:00 - 02:00 11:00 - 02:00 11:00 - 02:00 11:00 - 02:00 11:00 - 02:00 12:00 - 02:00

Financials

Annual Rent £
31,500
Estimated Tenants Annual Operating Profit £
32,979
Representative HEINEKEN UK Brand Discount Per Barrel £
175
Estimated Annual Turnover £
379,374
Estimated Annual Barrelage
174

“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 £
35,928
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
7,875
Rent In Advance £
606
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 £
51,594
Estimated Minimum Ingoing Costs £
51,594

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 £
TBC
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