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Black Swan, Overton

Overton, Wakefield WF4 4RF

Your investment


Agreement Type

  • Beautiful village location
  • Stunning views over the hills
  • Amazing opportunity to drive the business

The Black Swan is situated in the tranquil village of Overton. Steeped in history, the village is home to the National Coal Mining Museum, which offers a fascinating insight into the region’s industrial past. The area is also known for its picturesque landscapes, rolling hills, lush green fields, and views over the River Calder, blending rural tranquillity with cultural richness. Overton is a village between Huddersfield and Wakefield, located 5.5 miles southwest of Wakefield, with excellent transport links via the A642.

Pub Layout

The Black Swan is a cosy, one-room U-shaped establishment. As you enter, the bar is directly in front of you, dominating the room with its high stools for bar drinking and a selection of premium products. To the left of the entrance are the ladies and gents toilets, with another gents toilet situated to the right of the bar. The pub features a mixture of low-level benched seating alongside loose stools, complimented by two window seating areas. The low ceilings with exposed beams, a log burner fire, and TVs providing televised sports give this pub a warm, traditional boozer feel. In front of the pub, is a paved area with benched seating offers a perfect spot to watch the world go by. To the side and back of the pub, a covered area with benched seating serves as a smoking solution. Additionally, benched seating extends to the car park, which provides beautiful views over the hills. The car park accommodates parking for 15 vehicles.

The Black Swan currently operates as a community wet-led pub with a loyal local following. It is a popular spot for regular drinking and boasts excellent outside space for al fresco enjoyment during the summer months, offering great views over the hills. The pub features a diverse selection of drinks, shows live televised sports, and has the potential to host live music events.

Private Accommodation

The private accommodation is split over two levels. On the ground floor, there is a living room and kitchen. The first floor comprises of two bedrooms and a bathroom.

Annual Rent: £24,000

Security Deposit: £5,000

Working Capital: £2,000

Stock: £2,000

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 Black Swan needs to be both the hub of the village community and have a strong offer to attract customers from outside the immediate vicinity. The outside areas are quaint, making them a huge attraction during the warmer months. Admiral Taverns is looking for an experienced licensee who will serve the community, support local events, and engage in village life, as gaining local support is crucial for developing and driving the business forward. Understanding village needs will be pivotal in retaining local custom and drawing custom away from the competition. Additionally, a great social media presence and fantastic marketing will significantly contribute to the Black Swan’s success.

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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