Woodlands Hotel Harrogate

110 Wetherby Road, Harrogate, HG2 7SA

  • Woodlands Hotel Harrogate
  • Woodlands Hotel Harrogate
  • Woodlands Hotel Harrogate

Woodlands Hotel Harrogate

Fantastic Opportunity - Refurbishment Planned!

The Woodlands Hotel is a family friendly pub in the sought-after spa town of Harrogate and will undergo a large investment by Star Pubs and Bars. The pub is located in a desirable residential area on Wetherby Road, a main thoroughfare into the town from Wetherby, and has a prominent corner plot position on a busy junction ensuring plenty of passing trade as well as local trade.

The pub has the ability to attract both the local community and visitors, which combined with the right food and drink offer provides an excellent opportunity for the new operator to drive trade and build the pub's reputation. The refurbishment will allow for distinct trading areas for both dining and casual drinking. It will also be given a fresh, modern new look to maximise its appeal.

To see an example of a recently completed refurbishment click here.


Food Focused Operator Wanted

We are looking for an experienced food operator who will work with Star to transform the Woodlands Hotel into a pub known for great drinks, food and service. You will have the ability to develop an enticing food offer and market the pub effectively.

Pub Features

  • Rolling Tenancy
  • Car Parking
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing

Trading Area & Facilities

Once the refurbishment is complete, The Woodlands will be re-named West Riding and showcase a refreshed, contemporary décor. This will be complete with revamped fixtures, fittings, and soft finishes throughout, perfect for the local affluent community.

The outside will also benefit from a new lighting & signage scheme.

Private Accommodation

The private accommodation consists of three bedrooms, lounge, kitchen and bathroom. Where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade promise.

Premises Licence Details

Please refer to the Premises Licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00

Financials

Annual Rent £
65,000
Estimated Tenants Annual Operating Profit £
79,485
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
605,940
Estimated Annual Barrelage
247

“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 £
36,977
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
6,000
Deposit Amount £
16,250
Rent In Advance £
1,250
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 £
62,662
Estimated Minimum Ingoing Costs £
14,852

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 £
1,955
Estimated Annual Maintenance Compliance Charge £
1,862
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