Dearnesman, Wath on Dearne

Wath-upon-Dearne is a small town south of the River Dearne between Barnsley and Doncaster, South Yorkshire. Located on the main road heading towards Barnsley you will find The Dearnesman, a fantastic local community pub surrounded by a densely populated residential area. Currently closed, this site, complete with separate function facilities, fantastic garden area, traditional fixtures and fantastic car park space oozes “community” at its best.

Pub Layout

The Dearnesman has a traditional two-room layout accessed by separate entrances to the front, side and rear.  The main front door leads into a large, open-plan trading area with a good sized bar servery and a mix of fixed and loose furniture.  There is easy access to the kitchen area and toilets, and exposed brickwork gives the room a traditional feel.  Through to the rear of the pub is another spacious room which has most recently been used as a function room, but could easily be used as a traditional bar area with the installation of pub sports and TVs.  This area features a DJ booth and dance floor area and separate bar servery along with access from the side entrance and out to the outside AstroTurf seating area.  Externally to the rear of the pub there is a large car park and grassed area.  The pub also benefits from a large catering kitchen and storage/prep area, with ground-level cellar area and storage.

This is a large pub at the heart of a residential area. There has been a solid food offer in place and the site has an established and well-supported regular trade. There is room to grow the day-to-day trade with lunchtime specials and speciality themed food evenings that will draw in local families who will love the facilities. Re-introducing a bar area featuring pub sports/teams and live sports would be a possibility to enhance the community feel of the pub, and keeping up a calendar of regular events such as quiz nights & charity evenings will also be key to ensuring week-round trade is bolstered.  The external seating areas will provide an additional welcome trading boost during the summer months.

Private Accommodation

The private accommodation is very spacious, in good order and consists of three bedrooms, a lounge, kitchen and family bathroom.

Annual Rent: £18,000

Security Deposit: £4,000

Working Capital: £2,500

Stock: £2,500

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.

This is an exciting opportunity to run a well established pub business. Admiral Taverns are looking to work with licensee’s who can multi task the amazing function room, continue to deliver the solid food offering, whilst delivering the wet side of the business with premium products.  An individual/couple with local knowledge who can put their own ideas into the business, attract customers from further afield,  have a strong marketing plan and have experience in delivering and developing the business is essential. The desire to embed yourself into local events/charities will increase footfall and make this the “go to” pub for the local community.

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 *