White Swan Ockbrook

19 Church Street, Derby, DE72 3RB

  • White Swan Ockbrook
  • White Swan Ockbrook
  • White Swan Ockbrook
  • White Swan Ockbrook
  • White Swan Ockbrook
  • White Swan Ockbrook
  • White Swan Ockbrook
  • White Swan Ockbrook

White Swan Ockbrook

Charming Village Pub

The White Swan is located in the village of Ockbrook, on the outskirts of Derby. With around 7,500 adults living within a one-mile radius, and only two other pubs within half a mile, the refurbishment is set to propel the pub to stand out as a firm local favourite. Surrounded by a variety of shops and housing, the White Swan benefits from good footfall throughout the year. The local cricket club is also nearby, which creates an excellent stream of customers looking to relax after a game.

The transformational refurbishment, with a vibrant menu and exceptional decor, will create a stand-out pub capable of trading at all points of the day. Classic dishes with a twist and a quality drink offer will attract families and couples throughout the area. Meanwhile, the lively bar area and overall quality finish of the pub will ensure it retains its loyal local customer base.

This is a fantastic opportunity to take on a pub business that's ready for refurbishment and growth.

The proposed refurbishment will help the right operator develop this fantastic pub with the opportunity to introduce a strong food and drink offer. This project will significantly enhance the business' potential and we would like to see you bring your own ideas and flair to make the most of this great opportunity.

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Smoking Area
  • Childrens Play Area

Trading Area & Facilities

Internally The main trading space will be overhauled following the pub's refurbishment, extending internal covers to 86. Feature floral wallpapers and rustic tiling will establish an attractive feel throughout. The bar servery will be stripped and relocated in order to improve the flow of service. It will be decorated in line with the pub's quality yet quirky style. The kitchen will be refurbished with a full range of equipment and appliances to support the improved food menu where necessary, with a new external chiller room fitted. It will be laid out to maximise service efficiency. The space will be completely redecorated with new paint finishes to the walls and ceiling.

Externally The outdoor space will be updated to create a vibrant environment for customers to enjoy a drink or meal in during the warmer months, with covers increased to 140. New external seating and rope boundaries will massively increase kerb appeal. The pub exterior, lighting and signage will be modernised to position it as an attractive contemporary pub as well as a premium destination venue. The transformation will enhance site visibility, highlight the pub's offering and complement the new look of the interior.

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

Premises Licence Details

For full licensing details please refer to the premises license.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:00

Financials

Annual Rent £
63,750
Estimated Annual FMOP (Licensee Profit) £
65,198
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
709,563
Estimated Annual Barrelage
249

“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 £
50,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
15,000
Deposit Amount £
15,938
Rent In Advance £
1,226
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 £
77,811
Estimated Minimum Ingoing Costs £
77,811

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 £
2,092
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