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Cotton Tree, Gorton

Manchester, M18 8WY

Your investment


Agreement Type

  • Sports driven
  • Live entertainment venue
  • Excellent community local

The Cotton Tree is a detached building located in the Gorton area of Manchester, approximately four miles from the centre of Manchester ideally placed within 690 yards of Gorton Train Station. The pub is situated on a busy main road surrounded by a substantial amount of mixed housing, local shops and the local market. The Cotton Tree is currently and predominantly a wet led business however there is an opportunity to improve sales with the use of the kitchen as this is currently not in use.

Pub Layout

Upon entering you are greeted with a single servery bar to the left, dance floor and DJ booth in front of you which is surrounded by an open plan L shape trading area consisting of a mixture of fixed and lose seating for up to 50 people. The ladies and gents toilets are also located to the left side of the DJ Booth. There is an unused catering kitchen located to the right of the DJ Booth which will need upgrading with equipment. Externally, there is an outside drinking area to either side of the pub, with benched seating, one with a covered area for a smoking solution.

The Cotton Tree is a community local pub and is supported by a core of loyal regular drinkers. The trade is currently wet led with a heavy focus on sports, drinks offers and a mixture of entertainment including discos and karaoke. There is an unused catering kitchen which could be improved to produce a simple food offer which would generate an additional income.

Private Accommodation

The private accommodation can be accessed from the pub and consists of three large bedrooms, office, kitchen, lounge and separate bathroom/toilet.

Annual Rent: £8,000

Security Deposit: £4,000

Working Capital: £2,000

Stock: £2,000

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

Training: £325 plus VAT

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

The Cotton Tree is a local community pub offering a warm welcome to current locals but also tapping into other areas to attract new clientele. The ideal licensee will know or be local to the Gorton area and will have previous leased or tenanted experience.

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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