Crown & Castle, Risby

Risby is a small quaint Suffolk village near the A14 trunk route, just 2 miles west of Bury St Edmunds and 5 miles east of Newmarket.  There are local bus services to both towns and an abundance of properties in a traditional village with 300 houses, 900 residents and an active parish council.  There are other small villages close by, with nearly 20,000 people within a 10 minute drive time.  The village also has a church, a village hall and a cafe.  The pub is set right in the middle of the village and is the only licensed premises available.  The average house price for a typical 3 bedroom, semi-detached, is circa £500k – making it a relatively affluent area due to its access to major local hubs, trunk routes and surrounding areas.

The pub is becoming available due to retirement of the current licensees after over 21 years at the helm.

Pub Layout

The pub is originally from 18^th century, and has been extended in a number of places over the years to create the different trading zones. There are 2 distinct trade areas – the front is nearest the main road and the rear is closest to the large car park.  The front entrance door is set back from the main road at the side of the pub off the driveway, and upon entry, leads you into a vestibule area where you have access the toilets, the main dining area on the right, or the slightly more ‘bar’ area on the left.  There is a bar servery in both areas and a very well equipped kitchen accessed from behind the bar.  There is a large car parking area at the rear of the pub for approximately 16 cars.

This pub is both the hub of the village community and has a strong dining offer to attract custom from outside of the immediate village vicinity.  Food is a must and traditional hospitality is key to success here.  There are strong cask ale credentials and well ranged wines and spirits available which, when accompanied by hero dishes for key trading periods such as Sunday lunch, can prove vital to business.  The outside area is a real asset and is a huge attraction in the warmer months.

Private Accommodation

There is a lounge, 3 well sized bedrooms, and bathroom situated in the private accommodation.  Use of the catering kitchen downstairs would be required for private use.

Annual Rent: £20,500

Security Deposit: £5,000

Working Capital: £2,000

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 Crown & Castle is not for the novice or faint hearted, as growing this business will be the key in the first period of tenure.  There is huge potential here, but a well qualified and funded individual or couple are required. We would also consider the possibility of a well established multiple operator.

The successful applicant will be able to run an accomplished village pub, serving the community, supporting local events, and understanding the village needs.

Depending on the successful applicant, there is the possibility for an enhancing CAPEX scheme and details will be shared if available in interviews.  Any development spend will be assessed and developed during the early stages of the successful applicants tenure.

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 *