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Dun Cow, Bardwell

IP31 1AA

Your investment

£11,000

Agreement Type

Tenancy
  • Superb village location
  • Strong food potential
  • *Zero business rates

Bardwell is a small quaint village in between the major hub of Bury St Edmunds, and Diss. Thetford is also close by.  An affluent and traditional village with 350 houses, 800-900 residents, a mature population, with an active parish council.  There are other small villages close by, and nearly 12k people residing within a 10-minute drive time.  The village also has a church, and village hall.  The pub is set right at the centre of the village. There are other licensed premises in the village, with the Six Bells majoring on food and accommodation, and the Grumpy Goat, which is the F&B facilities on the sports and social village amenity.

The pub is originally from 16th century and has been extended in a number of places over the years to create the different trading zones. The pub is becoming available due to retirement of the current licensees and family after nearly 30 years at the helm.

Pub Layout

There are three separate trade areas connected by a vestibule where there is access to the restrooms. The front bar contains both fixed and loose seating, it is set up with pool table, darts board and TV’s, making it the perfect sports lounge. The rear bar area has it’s own servery and can be used for both dining and drinking. It has a brilliant open fire for those cosy winter nights. There is a dining room off this bar, with a max capacity of thirty cover, it is a great space for functions, and local groups, but also to deal with capacity of demand at peak times like Sunday lunch! There is a trade kitchen that can be accessed behind the bar. Externally, there is a large car park and small shelter and courtyard equipped with garden furniture.

This pub needs to be both the hub of the village community and have a strong dining offer to attract custom from outside of the immediate village vicinity.  Food is a must, and traditional hospitality will be the key to success here.  There should be strong cask ale credentials, and well ranged wines and spirits available.  The outside area is a real asset and could be a huge attraction in the warmer months.

Private Accommodation

There is a lounge, dining room/office area, and 3 well sized double bedrooms, and large bathroom situated in the private accommodation.  There is no separate kitchen.  The accommodation is spacious and in great condition.

Annual Rent: £23,500

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.

Developing and modernising the presentation, range and feel of this business will be the key in the first period of tenure.  There is a huge opportunity to build on a great, stable foundation, with a well qualified licensee who will be passionate about bringing the spark back to a community local. This pub has the potential to be a really successful village pub, at the centre of the community with the right person.

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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