Black Bush, Washington

Admiral Taverns is seeking a licensee(s) who will become a true part of the local community, with a strong focus on live entertainment, quality food and sport. In addition to a genuine passion for community engagement and hospitality, the successful applicant will demonstrate a proactive approach to marketing and business development. The ideal licensee(s) will be able to identify and capitalise on opportunities for growth and continuous improvement, ensuring the pub continues to thrive as a vibrant and well-supported local hub.

The Black Bush is a charming, detached public house set in the very heart of Washington village. Surrounded by everyday amenities including a nearby school, church and a selection of shops all within comfortable walking distance, the pub enjoys a steady flow of regular trade. In addition, several established housing estates lie close by, providing a loyal and consistent customer base. Although Washington is officially part of Sunderland, it occupies a highly convenient position close to the city centres of Newcastle upon Tyne and Durham, as well as Sunderland itself. This central location makes it particularly appealing to both residents and visitors travelling from across the North East. Connectivity is a key strength, with excellent transport links ensuring easy access in all directions. The nearby A1(M) and A1231 provide swift road connections, while regular bus services and the Tyne and Wear Metro network further enhance accessibility. Overall, the Black Bush benefits from a great village location and strong local transport links, making it an attractive pub.

Pub Layout

On entering the Black Bush, customers are immediately welcomed by attractive décor that creates a warm and inviting ambience. The centrally positioned bar services all areas of the pub, providing both convenience and a natural focal point within the space. Directly in front of the bar, a mix of fixed and loose seating offers an ideal setting for casual drinking. Wall-mounted televisions screen live sporting events, while dartboards and a pool table encourage team games and social interaction, reinforcing the pub’s vibrant community atmosphere. To the right-hand side, a relaxed drinking and dining area features a charming log fire, creating a cosy environment that flows seamlessly into a separate dining room. This additional space is well-suited for functions and entertainment, with a raised area to the rear that is particularly ideal for hosting live music performances. Externally, the pub benefits from a generous car park with capacity for up to twenty vehicles. A raised decking area to the side provides further outdoor seating during the summer months, enhancing the overall appeal of the venue and offering customers an inviting space to relax outdoors.

The Black Bush is a popular community local offering an excellent range of food and drink. Predominantly wet led, the Black Bush has introduced team sports, televised sports and live music/karaoke increasing weekly trade. The pub currently offers a traditional food menu however with a more affordable offering alongside a children’s menu, this has the scope to change the wet/dry balance and increase footfall. Marketing private functions and maximising the use of the large lounge which could be used as a separate function room along with introducing local charity events can only establish the Black Bush as the hub of the community.

Private Accommodation

The private accommodation is located on the first floor and comprises: three bedrooms, lounge, kitchen and bathroom

Annual Rent: £16,500

Security Deposit: £5,000 or the equivalent of three months’ rent, whichever is greater

Working Capital: £2,000

Stock: £3,000

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

Zero Business Rates*  Based on the draft rating list for April 2026, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *

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.

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

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 – A security deposit is required when applying for a pub with Admiral.  This will be the greater of £5,000 or three months’ headline rent. The deposit is held on your account and returned when you leave, subject to your final account balance and the condition of the property.  We will also carry out a credit check as part of your application, which may affect the deposit amount required.

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 – £350.00 – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme.  Held online over two days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.

Service Charge Cost – £65.86 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 draft rating list for April 2026, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *

Low Business Rates** – Based on the draft rating list for April 2026, this has been estimated using the new Supporting Small Business Scheme (SSBS) limiting rates payable to circa £1000 in 2026/27. Please note this applies only to pubs marked with ** and SSBS may be subject to future changes by HMG.