Tommy Wass Hotel Leeds

450 Dewbury Road, LS11 7LJ

  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds

Tommy Wass Hotel Leeds

Exciting Refurbishment Planned in Iconic Community Pub

The Tommy Wass sits on busy Dewsbury Road in Beeston, a suburb of Leeds. With a variety of shops, bars and restaurants on the street, the pub benefits from plenty of passing trade. This superb catchment area features a high proportion of young professional singles, students and young families. Due to the pub's excellent location and demographics, we are now planning an investment of over £285,500 to allow the pub to appeal to a wider demographic.

Currently trading as a drinks led pub, there is significant scope to revitalise the pub by introducing an appealing food offer. The pub would suit a casual pub menu that boasts all the classics such as fish & chips and burgers, plus the addition of some more modern on trend items such as sharing platters and vegetarian or vegan options. Combine this with a range of premium draft beers, ice cold ciders and trendy spirits or cocktails to create a buzzing community pub both professionals and families can enjoy.

Sports will also be a key way to drive trade. Our refurbishment will create a games lounge complete with pool ,darts and dominoes options - all of which are currently popular at the pub. The creation of sports teams and competitions would go down a treat in the area.

Innovative Local Operator Wanted

The Tommy Wass is an exciting opportunity for an experienced community operator who prides themselves in providing great service to their customers. You will be passionate about the publican lifestyle and have prior experience developing a food offer. Apply now to hear how Star Pubs & Bars can support you to grow this business. Please note - we will only consider applicants who have prior experience running a similar venue and who can meet the minimum in going costs.

Pub Features

  • Rolling Tenancy
  • Car Parking
  • Refurbishment Planned
  • Live Sports
  • Private Accommodation
  • Pub Games

Trading Area & Facilities

Our investment will cover all trading areas of the pub to transform this local into a community pub that will not only appeal to the young professionals in the area but also families. The dining room will be refurbished to include a new bar, a separate lobby entrance and booth style seating to accommodate larger dining groups. Decorative light features and eye catching art pieces will adorn the walls, creating a modern yet welcoming space for diners. A brand new kitchen complete with new equipment will also be put in place.

The main bar and games lounge will also be reworked and redecorated to increase service and create a functional working layout, new bottle coolers and free pour spirits shelves will improve merchandising offers. The games lounge will accommodate a pool table, dominoes and darts. A feature sports wall decorated with regional sports memorabilia will give this area some extra personality.

Externally the pub will also be refreshed to include new signage to give the pub its new, modern identity. We will also enhance the current beer garden, enclosing it with a private wall. The addition of hanging planters and new furniture will further improve this space.

Please see the refurbishment pack for more details.

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 three bedrooms, lounge, kitchen and bathroom and office and where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade promise.

Premises Licence Details

See licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 12:00 - 22:30

Financials

Annual Rent £
34,000
Estimated Annual FMOP (Licensee Profit) £
39,650
Representative HEINEKEN UK Brand Discount Per Barrel £
135
Estimated Annual Turnover £
442,063
Estimated Annual Barrelage
322

“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 £
31,200
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
8,500
Rent In Advance £
654
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 £
47,539
Estimated Minimum Ingoing Costs £
47,539

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 £
1,625
Estimated Annual Maintenance Compliance Charge £
1,126
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