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Bechers Brook, Doncaster

Doncaster DN4 6HL

Your investment


Agreement Type

  • Great location in the centre of a large housing estate
  • Potential investment planned
  • Large car park and external drinking space

The Bechers Brook is a popular community pub in the village of Cantley, approximately 3 miles from Doncaster city centre. The pub is ideally located in the centre of a large residential area, and stands on a corner plot alongside the playing fields of Cantlye Park. The population tops 13,000 people across all age ranges within one mile of the pub. The city of Doncaster is increasingly popular with an abundance of shops, Frenchgate shopping centre, leisure centre, retail parks and large train and bus station.

Pub Layout

The pub is a traditional two-room layout with a tap-room bar area and lounge which is also used for private functions, both rooms accessed through the main front entrance lobby. The main room is located to the front of the building benefiting from an open fire, pool table and darts board, along with a mix of fixed and loose seating. The lounge area to the rear side of the building and overlooking Cantley Park also has a mix of fixed and loose seating. Both rooms share one set of toilets located near the main entrance to the building. Outside to the front of the pub is the large patio area with potential investment opportunity, and currently has several large wooden picnic benches. Alongside the patio area is a large carpark with space for 12+ cars, and which could be utilised for special events.  Several small outbuildings for storage are located to the rear of the building.

The pub currently runs as wet led only, with an opportunity for someone to introduce potential back bar food snacks. The local community provides a strong established day-to-day trade, with the opportunity to grow the business further with the introduction of entertainment, live sports and community based events throughout the week. The layout of the pub and location to the playing fields would support the introduction of pub sports teams, and the rear room can be utilised as a private function room to provide additional revenue to the business.

The private accommodation is located on the first floor, is in good order and of a comfortable size, and comprises of three large bedrooms, lounge, kitchen and bathroom.

Annual Rent: £16,000 – stepped rent available

Security Deposit: £3,000 (Bond build up)

Working Capital: £3,000

Stock: £3,500

Fixtures and Fittings: To be confirmed upon valuation –  funding options may be available for the right licensee.

Tie: All drinks categories are tied.  For fully funded licensees on long term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee.

Training: £325 plus VAT

For a breakdown on financial information, please refer to the ‘Additional Info’ tab.

This is a great opportunity for a hands on experienced all-round licensee, comfortable in offering a real community entertainment led offer to attract local residents. I am looking to work with an individual/couple with local knowledge who are willing to embed themselves into the community and who can put their own ideas into the business to deliver outstanding results. You must be competent and confident in marketing outside the pub, along with utilising the many social media platforms to attract customers from outside the area.

Annual Rent – This is our lowest rent figure associated with a Full Tie.  If the tie is reduced the effective rent (via Tie Release Fees) will increase.  Rent is billed and paid for weekly in advance depending on the payment terms agreed). On occasion, our Business Development Manager will discuss a start up rent which is discretionary to an individual pub and can be discussed.

Security Deposit – This sum of money will be held on your account and will be returned to you on exiting of the pub based on your final account balance and the condition of the property.  Our standard deposit is 25% of the headline rent.  On occasion, we can negotiate a lower security deposit with the aim to build up to our full deposit on a long term agreement.

Working Capital – This is a recommend amount required which will be used in the day-to-day running of the business.

Stock – This will be valued by an independent valuer on the day you take over the pub. This includes unbranded glassware, unopened bottles, wines, spirits, any unopened / opened kegs and cask ale providing the container is unopened.

Fixtures & Fittings – This includes any item that is bolted to the floor or walls, and a fitting to be any item that is free standing or hung by a nail or hook. This will also include furniture.

Tie: All drinks categories are tied.  For fully funded licensees on long term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee.

Training – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme.  Held online over three days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.

Service Charge Cost – £60.89 per week – The Admiral Taverns Premium Maintenance Package will help take care of your compliance and statutory obligations with one simple fee, whilst giving you piece of mind about your boiler and cellar cooling repair and replacement.  This also includes full access to e-learning for you and your staff.

*Zero Business Rates – Based on the April 2023 rating list, the Nil Rates Payable is based on small business rates relief being applied and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *

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