Chapel Inn Coggeshall
4 Market Hill, Colchester, CO6 1TSAgreement Type:
Long-Term FRI Lease
View details for Chapel Inn Coggeshall
Wild Man Ipswich
Wild Man Ipswich
Bramford Road, Sproughton, Ipswich, IP8 3DA Pub Code: 0020544101
Pub Code: 0020544101
Investment TenancyEst. Annual Turnover: £532,161
Annual Rent: £46,924
Pub Overview
A transformational investment of circa £605,000 will completely reposition the Wild Man into a rustic, cosy and premium country pub. What would you do with this pub to make it a success?
About the area
The Wild Man is located in Sproughton, a picturesque Suffolk village just outside Ipswich, surrounded by countryside and rich in heritage. The village is home to a listed church and restored water mill, drawing visitors throughout the year, while the pub’s garden backs directly onto stunning rural views - creating a peaceful and highly desirable setting.
Within a 20-minute walk, there is a strong local population and only one other pub competitor, meaning the Wild Man is well placed to become a true destination venue. The current customer base is made up of locals and visitors, and this significant refurbishment will reposition the pub to appeal to a more premium audience including couples, families, and After-Work Socialisers looking for a high-quality local experience without travelling into Ipswich.
The offer
The Wild Man is available on our investment tenancy agreement. Click here for more information on this agreement. Please refer to the 'Refurbishment Details' section for details of the investment being made.
Who we're looking for
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 Wild Man will have extensive experience in premium food-led hospitality businesses. They will have a clear vision for the food and drink menu, entertainment offer 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…
Trading Area & Facilities
The refurbishment of the Wild Man will cover both the interior and exterior of the pub. A full list of works and pub floor plan can be found in the Downloads section. The pub's trading area and facilities post refurbishment will be:
- Main bar area with upgraded finishes
- Snug/lounge area for relaxed drinking and dining
- Internal seating for approximately 150 covers (combined with external)
- Fully refreshed décor throughout
- Large garden backing onto countryside
- Outdoor seating and trading space
- New signage and enhanced kerb appeal
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, 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
Private accommodation consists of two bedrooms, one living room, a large family bathroom and kitchenette.
With our 5 Star Promise, the rent at the start of your agreement is fixed until the end of its initial term.
Indicative entry costs
£63,231
Annual
Estimated Annual Turnover
£532,161
Annual Rent
£46,924
Entry Costs
Deposit
£11,731
Estimated Fixtures & Fittings Value
£40,000
Stock Valuation
£8,000
Working Capital Required
£3,500
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.
What we're planning & why
This is a full internal and external refurbishment designed to completely transform the Wild Man into a high-quality, premium country pub. With an estimated six-figure investment, the works will elevate both the look and feel of the pub, creating a warm, rustic and inviting environment that complements its tranquil village setting.
What's happening?
Internally, the pub will undergo a full redecoration with new carpets, upholstery, fixtures and fittings throughout. A rustic design scheme will be introduced, featuring leather seating, statement wallpaper, slate floor tiles and wall panelling to create a comfortable and characterful space. This will enhance the overall customer experience and support a strong premium food and drink offer.
Externally, the pub will benefit from a full redecoration and new signage that reflects the pub’s heritage and sits sympathetically alongside the surrounding listed buildings. The garden, which backs onto open countryside, will be a key feature and a major driver of trade, particularly in the warmer months.
The refurbished Wild Man will be ideally suited to a quality food-led offer, including locally sourced dishes, strong Sunday roasts, and a premium drinks range featuring lagers, ales, wines, craft beers, spirits and barista-style coffee. Regular quiz nights, themed events and community gatherings will further establish the pub as a central hub for the village.
Why invest?
This investment will reposition the Wild Man as a premium destination pub within a largely under-served local market. With limited competition nearby, strong local demographics and a high-quality refurbishment, the pub is well placed to drive increased footfall, longer dwell times and higher spend per visit. The combination of a strong food offer, premium drinks and a standout outdoor space will support year-round trading and unlock the site’s full potential.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
Bramford Road, Sproughton, Ipswich, IP8 3DA
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To apply for this pub or for additional information, please contact us directly
Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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