Bell, Bedford

The Bell is prominently situated in the middle of Cotton End, a small village on the outskirts of Bedford. The pub is a small, attractive, thatched pub with a very large beer garden and benefits being the only pub in the village with other local amenities such as a School, Church, Village hall with playing fields and park. The pub lies on the A600 High Road between Shorstown and the hamlet of Herrings Green with easy trasnport links to Bedford.

There is a desire to consider a joint investment to maximize the external area throughout the whole year and provide a community pub for all.

Pub Layout

The pub is decorated to a good standard and in keeping with its age of the building. Internally the pub has two small trading areas serviced from a central bar trading predominantly as a drinks focused operation and can house approximately fifty covers. Externally there is car parking for approximately 15 vehicles. To the rear of the pub is an exceptional, unexpected beer garden which is popular all year round with both locals and visitors. This is made up of a hard landscaped paved patio area. This patio overlooks the beautifully maintained lawned beer garden which houses several picnic benches and could easily be utilized for community events and festivals. There is a desire to invest in this pub to further develop the external areas and potentially launch a small food offering from an external kitchen.

The pub trades as a quality community local with a good selection of draught and cask ales. Live televised sports plays a big part in this pub with an opportunity to launch a small back bar food offering, with further potential to develop the external area which will include a kitchen & external bar (subject to planning approval).

Private Accommodation

The private accommodation consists of three bedrooms, a lounge and a family bathroom all of which are in good order, the domestic kitchen currently is downstairs.

Annual Rent: £21,500 (Initial startup rent of £200 p/w net available)

Security Deposit: £5,000

Working Capital: £2,000

Stock: £1,000

Business Rates: £Nil.  Based on the April 2023 rating list, the Zero Rates Payable is based on small business rates relief being applied and the licensee only occupying one property for commercial purposes.

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.

The Bell is a community focused pub. You will need a good vision and have digital marketing skills to promote this pub online and to the local community. There are many opportunities to drive mid- week trade through sports teams and entertainment.

The launch of a small food offering here is a must, Simple aspects like quality cask ale, a good food offer, sports teams and a more active social media presence will quickly develop the trade further. There is currently an untapped opportunity with the impressive beer garden, which could easily be home to drinks and music events during the summer along with community and charity events.

Admiral are looking for a licensee with great vision and local knowledge to really unlock this pub’s potential.

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 *