Manor House Wortham
Bury Road, Wortham, IP22 1PXAgreement Type: Investment Tenancy
View details for Manor House Wortham
Wild Man Ipswich
Bramford Road, Sproughton, Ipswich, IP8 3DA
Pub Code: 0020544101
Key Features
- Refrubishment Planned
- Large Car Park
- Cask Ale
- Outdoor Trade
- Private Accommodation
Est Min Ingoing Costs: £63,231
Annual Rent: £46,924
More Information
Transformational investment
A major refurbishment will truly transform the Wild Man. This will include a complete redecoration and refurbishment to the indoor trading spaces with new carpets, upholstery, fixtures and fittings. The pub will be rustic, comfortable and cosy - a classic country pub. We will add new leather seating, statement wallpaper, slate floor tiles and panelling to give the site a completely new look.
Externally, there will be a full redecoration and new signage scheme which nods to the pub’s heritage and compliments the other listed buildings in the village.
Tranquil location
The pub itself is located in Sproughton, a picturesque village just to the west of Ipswich in Suffolk. The village has a listed church and a restored water mill which attracts visitors to the area. The garden backs onto the beautiful countryside that neighbours the pub. The local demographics consist of a high percentage of high affluence. Within a 20-minute walk time, there is only one other pub as a competitor.
Potential:
An excellent range of premium food and drinks, a complete refurbishment and a stunning setting will separate the site from anything else in the area and beyond. The Wild Man will give people a reason to stay local rather than going into town. The garden will be a key trade driver in the warmer months. The pub will boast some 150 covers internally and externally. This is a pub business with great potential. All we’re looking for is the right operator to take it on….
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 Wildman will have experience in a successful hospitality business. They will have a clear vision for their food & drinks menu and marketing strategy 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 pub’s next chapter…
Target customers:
Once refurbished, the Wild Man will appeal to:
Couples, groups and families looking for looking for a premium local pub to enjoy drinks or a quality meal
“The snug” area will be ideal for locals wanting a quality pint after work or lunchtime snack with friends.
Once refurbished, the Wild Man will offer:
Quality pub food done to a high standard, from local producers. Affordable mid-week treats and have a reputation for great Sunday roasts.
Premium drinks including lagers, ales, wines, craft beers and spirits.
A barista style coffee offer
Quiz and theme nights throughout the week
Community events hosted in the pubs outdoor areas will be another key part of the pubs offer
Trading Area & Facilities
Works
Trading Areas
Carry out complete decorations, retain panelling and decorate and provide new wallpapers etc
Provide new lighting including some new points. Supply of lighting F & F . Ensure dimmer system and USB socket
Retain laminate flooring, quarry tiled flooring, provide new karndean in front of bar area,
Provide new matting, provide new carpet
Refurb backfitting, strip, stain bar tops, paint front. Remove canopy and posts above bar. Provide new bar sink. Relocate coffee machine.
Provide new panelling, change dec glass to clear, provide new feature walls, retain dumb waiter and refurb, remove carvery, provide new opening between walls to open areas up.
Provide new section of fixed seating.
Provide curtain to new opening
Provide TV locations and AWP`s
Check all ironmongery to doors
Provide new window dressings as noted
Loose furniture to be refurbished and new provided.
Tidy up cables through out
Upgrade/ check intruder alarm/ CCTV
Allowance for new bottle coolers, glasswasher, ice machine, coffee machine, music system/ tv`s
Trade Area – Kitchen & Cellar
Carry out complete decs to kitchen ceiling only and clean/ repair wall tiles. Small allowance for general decs in cellar
Clean altro / check and repair
New kitchen layout by Airedale. Provide new services/ check loadings.
Toilets
Reconfigure layout (swap around) with new flooring, cubicles, tiling, vanity units, mechanical ventilation, new sanitary ware and boxing out to WC`s
Provide new hand dryer/ wc seats/ mirrors / lighting
External
Complete external repairs prior to redecoration. Carry out complete external decorations and new signage and lighting.
Retain garages and repair.
Repair potholes to carpark. Retain pergola, remove roof if can’t be cleaned.
Provide lighting, decorate, jet wash under. Cut down fence/ gate to this elevation.
Create bin store, provide new fencing, remove shed. Add gates/ create yard.
Tidy garden.
Provide new external furniture, living wall features
Jet wash patio to rea area, provide new Indian stone pathway to entrance, provide new covered area with polycarbonate roof, screening, new fixed seating under
Where a significant investment is made in a pub by Star Pubs & Bars, an "Investment Exemption" will be required. This 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. This applies to all pubs in England & Wales as per The Pub Code (2016). ‘
Private Accommodation
Private accommodation consists of two bedrooms, one living room, a large family bathroom and kitchenette.
In line with our Ready to Trade Promise, we will ensure the private accommodation is in good condition, so that you can focus on your business.
| Annual Rent | £ 46,924 |
| Estimated Annual Turnover | £ 532,161 |
| Deposit | £ 11,731 |
| Estimated Fixtures & Fittings Value | £ 40,000 |
| Estimated Stock Valuation | £ 8,000 |
| Estimated Working Capital | £ 3,500 |
| Estimated Total Ingoing Costs | £ 63,231 |
| Estimated Minimum Ingoing Costs | £ 63,231 |
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:
Bramford Road, Sproughton, Ipswich, IP8 3DA
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Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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