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Eagle, Swindon

Watchfield, SN6 8TF

Your investment

£15,000

Agreement Type

Tenancy

Watchfield is a village and civil parish in the Vale of White Horse. Watchfield consists partly of military accommodation as well as the Defence Academy of the United Kingdom. Surrounded by natural history, rolling hills, great walks and loads to see and do for explorers, walkers and photographers, Watchfield is only 8 miles north East of Swindon Town centre, straight along the A420. The Eagle is a little gem of a business and everything you want from a traditional pub in the heart of the community. With a great selection of beers wines and spirits along with home cooked food and varied entertainment, the Eagle is a hive of activity day in day out.

Watchfield is a village and civil parish in the Vale of White Horse. Watchfield consists partly of military accommodation as well as the Defence Academy of the United Kingdom. Surrounded by natural history, rolling hills, great walks and loads to see and do for explorers, walkers and photographers. Watchfield is only eight miles north East of Swindon Town centre, straight along the A420. The Eagle is a little gem of a business and everything you want from a traditional pub in the heart of the community. With a great selection of beers wines and spirits along with home cooked food and varied entertainment, the Eagle is a hive of activity day in day out.

Pub Layout

As you walk through the front door of the Eagle, the well stocked bar is centrally in front of you and the property stretches out either side of it. To the left of the bar is a sit down snug area with tables, chairs and sofas. This could easily be moved around to host live music and various events. To the right of the bar is a piano, further soft and fixed seating and an open fire with a television mounted on the chimney. To the right of the bar is a door that leads outside to the courtyard area. As the building extends down to the right there is another area that can be used for additional seating, dining, events and more. The courtyard area is big enough to fit five garden benches with some smaller chairs and tables and is a gorgeous sun trap in the summer months as well as doubling up as a smoking solution.

A traditional community pub serving a good range of cask ale and draught products alongside a varied selection of wines, spirits and soft drinks. Being at the heart of this small community, there is a well thought out entertainment and events programme that tailors to all. The Eagle is currently trading as a wet only business however it has the capability to incorporate a good, community focused food offer.

 

 

Private Accommodation

The private accommodation consists of three bedrooms, a spare room that could be used as an office, a living room, bathroom and kitchen.

Annual Rent: £ 22,000

Security Deposit: £5,000

Working Capital: £5,000

Stock: £5,000

Fixtures and Fittings: Upon Valuation  – funding options 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: £250 plus VAT

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

Admiral Taverns are looking for a licensee(s) for the Eagle who is passionate, has great retail standards and who loves community life. The ideal tenant will continue the great work already done here whilst putting their own stamp on the business and to re-establish the business within the local community, re-develop the food offer, and put a focus on real ale whilst working towards Cask Marque accreditation.  Their is an opportunity to premiumise the wine, spirits and craft beers as well as a plan to build a good tea and coffee solution with additional ideas and plans to maximise the outdoor space. The new tenant would be expected and competent using social media to further drive the business forwards.

 

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)

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

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

Training – This is required when taking on a Business Support Agreement.  Included is an e-learning package for you and your staff and attendance to our ‘Set Up To Succeed’ workshop held at our Head Office in Chester.  Please note, you will be required to attend this workshop before signing a long term tenancy agreement.

Service Charge Cost – £30.10 per week – This is a weekly charge that includes statutory compliance certification (including Annual CP12 and CP42 gas test), cellar cooling services (including full insurance to cover repairs and / or replacements), Health & Safety Essentials (including assessments) and Licensing Support.


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