Eagle, Milton Keynes
Eaglestone, MK6 5BZ
Your investment
£12,000
Agreement Type
Long Term Agreement (5 Year Tenancy)
-
Strong entertainment and growth potential
- Refurbishment planned
- Established business with sports teams
3+ Private Bedrooms
Beer Garden
Car Park
Cask Ale
Children Play Area
Function Room
Food Preparation Area
Live Music
Sports Teams
A fresh and dynamic licensee at The Eagle could build on what it already does well, which is being a community-led sports bar, while broadening its appeal and improving consistency of trade across the week. At its core, the pub’s vision could be to become the social hub of Eaglestone: a safe, welcoming place where local residents of all ages feel comfortable meeting, watching sport, and taking part in community life. Sport would remain central, positioning The Eagle as the place locally to watch live football, boxing and major tournaments, with reliable coverage, good sound, and a lively but friendly atmosphere. To strengthen daytime and mid-week trade, the vision could include a shift toward being a casual, all-day community venue, offering small affordable food options (such as pizzas or pop-ups), coffee and soft drinks during the day, and space for informal meetings, remote working or local groups. This would help attract shift workers from nearby employers, and older residents earlier in the day. In the evenings, the pub could lean into entertainment-led trading: regular quizzes, karaoke, themed sports nights, live music and private hire for birthdays or community events. Clear weekly programming would help customers know exactly what’s on and build habits rather than relying only on big matches. Overall, the retail vision would be to evolve The Eagle from a “good local sports pub” into a multi-purpose neighbourhood venue, rooted in sport, driven by events, affordable and inclusive and one that reflects the diversity of Eaglestone and trades successfully throughout the day and week, not just at peak times.
The Eagle pub is located at in the Eaglestone area of Milton Keynes, Buckinghamshire. It sits in the heart of the Eaglestone residential estate, close to the local shops and community facilities, and is within easy walking distance of the Eaglestone local shopping centre. The pub is situated in a convenient neighbourhood location, not far from Milton Keynes University Hospital and within reasonable reach of Central Milton Keynes. Eaglestone itself is a well-established residential district, bordered by major Milton Keynes grid roads, which makes the pub easy to access for both local residents and visitors. Eaglestone had about 8,780 residents living in around 3,177 households at the 2021 census, with a relatively high population density compared with many other parts of Milton Keynes. Household types vary widely from private renters and homeowners to those in social housing, and the broader area features a mix of age groups and family structures typical of an urban estate setting. Employment and travel-to-work patterns also reflect diverse lifestyles, with many residents working locally or within a few kilometres of home, and a noteworthy number working from home. Overall, Eaglestone’s demographic makeup is more mixed in terms of age, background and ethnicity than the UK average, giving the neighbourhood a distinctly multicultural character. The area is well-served by public transport with multiple bus stops within a few minutes’ walk from the pub connecting Eaglestone to Central Milton Keynes, Bletchley, Wolverton, Aylesbury, Luton Airport and beyond. For rail travel, the nearest main train station is Fenny Stratford, served by West Midlands Railway which is typically around a 10–15 minute walk from Eaglestone.
Internally, The Eagle pub has a traditional, functional layout designed around socialising and watching sport. Entry is typically into a main bar area, which forms the central hub of the pub, with the bar counter positioned to one side and clear sightlines across the room. Seating is a mix of fixed booths around the walls, tables and chairs, and some higher stools near the bar, allowing for both small groups and larger gatherings. Multiple television screens are mounted around the space so they are visible from most seating areas, reinforcing the sports-bar atmosphere. Toward the rear or side of the pub there is usually a more open area that can accommodate standing customers, events, or live entertainment, while amenities such as toilets are located off the main space. Overall, the interior is straightforward and practical, prioritising visibility, capacity, and ease of movement rather than separate, enclosed rooms.
The Eagle generally trades as a community-focused estate pub and sports bar with a lively, welcoming vibe, especially during key times and events. Most locals and visitors describe it as a friendly, social spot that’s particularly busy around live sports — people often go there to watch Premier League football, rugby or other big games on its multiple large screens and projectors, which helps create a good atmosphere on match days. On quieter weekday afternoons it can be fairly relaxed and not too busy, with a steady flow of regulars catching up over drinks, playing darts, pool or snooker. Evenings and weekends tend to see more trade, especially when there are special events like karaoke nights, quizzes or live music, which are well-reviewed and draw in crowds from the local neighbourhood. Overall it’s regarded as a good old-school pub with a sports bar feel, appreciated for its friendly staff, relaxed atmosphere and decent drink selection, with peak trading around sports fixtures and social events.
The private accommodation consists of 3 good-sized double bedrooms, a bathroom, laundry room, large living room and well equipped kitchen which are all in good order.
Annual Rent: £23,500
Security Deposit: £5,000 or the equivalent of three months’ rent, whichever is greater
Working Capital: £3,000
Stock: £4,000
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.
For a breakdown on financial information, please refer to the ‘Additional Info’ tab.
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 – A security deposit is required when applying for a pub with Admiral. This will be the greater of £5,000 or three months’ headline rent. The deposit is held on your account and returned when you leave, subject to your final account balance and the condition of the property. We will also carry out a credit check as part of your application, which may affect the deposit amount required.
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 – £350.00 – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme. Held online over two days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.
Service Charge Cost – £65.86 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 draft rating list for April 2026, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes. Please note, this only applies to pubs marked with an Asterix *
We believe we do things differently to other pub companies. To us its quite simple – great pubs are run by great people, so we focus on ensuring we can empower you to run a successful pub business. Every licensee is different, and no two pubs are the same, so we carefully tailor the range of agreements, support and training packages we offer to give you all you need to run your own pub.
The first step is to call our recruitment team and have a chat with us. We’ll probably suggest you attend one of our recruitment events as nothing beats a face to face chat. It’s also a good idea to research the sort of pub you are interested in ahead of time, so you have a clear picture of the competition in the area and what the local community looks for in that pub.
In order to run a pub, you will need a personal license which regulates the sale of alcohol in a pub. This can be achieved through attending a one-day course, ending in a multiple-choice exam. Once you’ve passed the exam, you then need to apply to your local council, for your personal licence. Admiral can easily help you with this by offering a discounted rate. Finally, you will also need to complete PEAT training (Pre Entry Awareness Training), an online course which explains the leased and tenanted pub agreement you are about to take on.
Our default agreement is our 5 Year Tenancy Agreement with a range of support available to you throughout your agreement with Admiral. We also offer induction training, our 7 Steps to Sales Success course is a 2 day online course that will provide you with the knowledge to run a pub and get you off to a great start before you get started. In addition to this, we offer other training workshops on a wide range of topics such as Marketing, Social Media, Cellar Training along with online training including Food Hygiene, Health & Safety and lots of other related courses. There is simply training available for every subject. When you take on a pub with us, your Business Development Manager will discuss your training requirements with you and identify areas where you may benefit from additional support or training.
Rents are based on open market value, Fair Maintainable Trade (FMT) and the future trading potential of the premises. This entails an assessment of the turnover and profitability that a reasonably efficient operator would be expected to achieve, taking into account the optimum trading style for the premises and making reasonable allowances for costs. This will involve estimating the trading potential rather than just adopting the actual level of trade under the existing ownership. This method of valuation is known as “the Profits Method”.
We want to empower our licensees to get on with the day to day running of the pub, as well as giving you the knowledge that you can count on us for as much (or as little) support as you need. Our team are truly passionate about community pubs and we want to do as much as we can to help you run sustainable and profitable businesses. Our support includes but isn’t limited to the following: Commercial & Marketing Support, Food Team, Licensing, Property Help Desk, Investments, Machines and Training.
Our BDMs work hard to build strong working relationships with their licensees. Your BDM is there to help you develop your pub and can support you in many different ways. From guidance around products and pricing, planning events, marketing your pub and development and training, our BDMs are empowered to make quick decisions which will help you move forward with your business.
We are continually investing in our pubs. From transformational refurbishments to small improvements where it really counts, we run an active investment programme and are committed to improving our estate of pubs. We also are fully invested in working alongside our licensees during the investment process to bring their ideas to fruition.
Admiral operates under the tenanted and leased model whereby we as the pub company own the pub and agree to rent the premises to you via a lease or tenancy agreement. Most tenancies/leases include a negotiated supply agreement covering the purchase of all drinks categories and possibly a range of other goods and services (hence the phrase ‘tied’ pubs). The level of rent you agree to pay at your pub will be dependent upon the extent of your purchasing obligations. Our rent offers are based on a Full Tie, and hence reflects the lowest rent payable. For licensees on long term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee. The prices you pay for drinks purchased from Admiral are likely to be different to those on the open market. When you take on the pub your BDM will discuss rent and the tie with you.
To enter into any tenancy agreement with Admiral, you will normally have to consider the following costs:
Personal Licence fee – This is the fee for obtaining your Personal Licence which you will require if you intend to be the Designated Premises Supervisor named on the premises licence.
Fixtures and Fittings (e.g. furniture, kitchen equipment, light
fittings, carpets etc) – These are usually valued on the day you enter the property. Whilst we prefer you to purchase the fixtures and fittings outright, there are occasions where we can provide alternative methods of purchase or may consider a rental agreement. Your BDM will discuss these options with you.
Deposit – The size of the deposit (or security bond) varies depending on the property and the commercial terms agreed but is normally the greater of a quarter’s rent or £5,000 and will be held for the duration of your agreement. In exceptional circumstances, we may allow you to pay a lower deposit and build this up over a time period.
Stock and glassware – These are purchased when you take over your pub, at an agreed valuation, from either the outgoing tenant or Admiral.
Working capital – The amount of working capital required (cash available) varies by pub, as each individual business requires different levels of funding. Your BDM will discuss this with you.
Pre Entry Awareness Training (PEAT) – This is mandatory training designed to raise awareness on the matters involved in operating a pub, from agreements, repairs and purchasing obligations. The cost of this course is £100 plus VAT.
Yes absolutely. We are always keen to encourage successful licensees to develop. Our BDMs work together with our licensees to achieve this and identify new opportunities. We also run training workshops to help you to gain the right skills, so you can take the step from running just one business to expanding with a second pub.
Admiral Taverns accept payment by Direct Debit or Open Banking (Pay by Link) only. Our Business Development Managers will discuss which method is most appropriate for you during the application process.
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