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Bell, Bottisham

Bottisham, CB25 9DA

Your investment


Agreement Type

  • Fantastic village location
  • Amazing opportunity to drive food sales
  • Zero business rates*

Bottisham is a small village in a conservation area of East Cambridgeshire, near the A14 trunk route, approximately 7 miles east of Cambridge and 7 miles west of Newmarket. A popular, traditional village, the area consists of around 3,500 residential properties and around 10,000 residents with other small villages being close by. The approximate house price is circa £500k, making it a relatively affluent area. There are several local bus services to both local towns and Bottisham itself hosts a pretty church and well used village hall. The pub is set back from the main road through the village and is a stones throw from the village centre near to the local school and sports area where community events are held throughout the year.

Pub Layout

The pub is originally from the 18th century and has been extended in a number of places over the years to create different trading zones. There are two entrances to the trade areas – the front entrance giving direct access from the main road and the rear entrance enabling access from the car park. The main front door is set back from the main road and hosts four benches on a small courtyard area, this then brings you into the main bar area with the servery ahead of you and plenty of fixed and low level seating. Following the pub to the rear, past the imposing chimney, you arrive at the cosy dining room with around 20 covers. The well equipped commercial kitchen is accessed from behind the bar servery and the toilets are to the right of the main bar. Externally, to the rear, you will find a quaint and secluded courtyard seating area with around six benches as well as the car park which can hold up to eight vehicles.

Currently, the Bell has a particularly local following for regular drinking and also has a great outside space for drinking al fresco in the summer months. Previously the pub has had a great mix of drinks, an active rhythm of the week, sports teams and was a hive for local music and with a little support and a positive attitude, the Bell could be the hub of the local community again in no time.

Private Accommodation

There is a lounge, 2 good sized bedrooms, a small office area within the communal space, and bathroom situated in the private accommodation.

Annual Rent: £22,500

Security Deposit: £5,000

Working Capital: £4,000

Stock: £4,000

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 needs to be both the hub of the village community and have a strong dining offer to attract custom from outside of the immediate village vicinity. Food is a must and traditional hospitality will be the key to success here. There should be strong cask ale credentials and an eclectic range of wines and spirits available as well as hero dishes for key trading periods such as Sunday lunch being vital. The outside areas are quaint and secluded and could be a huge attraction in the warmer months. Serving the community, supporting local events and understanding the village needs will be pivotal to getting the locals back on side and returning from the local competition. Local support is key to being able to develop and drive this business forwards and upwards and the ability to have a great social media presence and fantastic marketing will also contribute greatly to this endeavour.

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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