Thorn Tree

Queen Street, Ossett, Wakefield, WF5 8AS

  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett

Thorn Tree

Recently Refurbished Local

Available on our Business Start-Up Agreement with a First Year Rent Support Package, The Thorn Tree is a recently refurbished community pub located in Ossett, Wakefield. Located close to the town centre, it is surrounded by residential housing, posing a great opportunity for local trade. The site also benefits from being close to a sports club and the end of a cycle track.

The outlet currently operates as a traditionally drinks led pub and is famous for sports and supports various sports teams. With limited competition in the area, there is an opportunity to develop a mainstream food offer, alongside cask ale and premium coffee. A consistent calendar of events would also be key to driving trade.

Skilled Local Publican Wanted

Are you a local operator who loves their community and takes pride in their retail standards? Ideally you will have prior experience with food and have the ability to create a social media strategy for marketing your pub.

Pub Features

  • Business Start-Up Agreement
  • Car Parking
  • Catering Kitchen
  • Live Sports
  • Outdoor Trade
  • Cask Ale
  • Monthly Billing

Trading Area & Facilities

Internally, this recently refurbished one bar operation has a large, open plan trading area and separate games area. The pub is in great decorative order and has a welcoming and modern feel, with beautiful wood and carpeted flooring. There is a fully fitted trade kitchen that has been underutilised in the past and the site is capable of providing a food offer for around 25 covers.

Externally, there is an elevated beer terrace with panoramic views of the valley which is very popular during the summer months. There is also a car park to the rear of the building with around 20 spaces.

Private Accommodation

The private accommodation upstairs which is in a very good condition consists of three bedrooms, a lounge, kitchen, bathroom and office.

Premises Licence Details

Please see the premises license for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 02:30 11:00 - 02:30 11:00 - 00:30

Financials

Annual Rent £
26,000
Estimated Annual FMOP (Licensee Profit) £
38,705
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
282,923
Estimated Annual Barrelage
196

“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 £
8,385
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
3,000
Rent In Advance £
500
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 £
19,070
Estimated Minimum Ingoing Costs £
12,352

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 £
864
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