Farmers Arms, Swansea

The Farmers Arms is located in West Glamorgan and is an end of terrace building which enjoys a prominent position and is surrounded by houses. It is just a ten-minute walk from Swansea city centre and within walking distance of many local shops and amenities. In 2020, there were 319,000 residents in West Glamorgan county with an average age of 41.4 years. Population density was 476 residents per square kilometer. Population grew by 8.7% since 2002 and population average age increased by 1.2 years in the same period.

Pub Layout

There are two trading areas each with their own bar. There is a dart’s board and pool table in the lounge with a mixture of recently refurbished fixed and loose seating. This area is suitable for drinkers or people wishing to stand.  The bar area has plenty of space for drinkers and can also accommodate up to 30 diners. The catering kitchen is of adequate size to comfortably serve the covers within both bars and has been used to do so. The pub and its fixtures and fittings are all in a good condition, most only having been refreshed in the last 12 months. Externally there is a small outside drinking area to the front of the pub.

This is a traditional community pub which benefits from local support. The Farmers is home to a pool and darts team and there is also the opportunity to continue a good food offering, launch cask ales and provide regular entertainment. This would further increase turnover and enable the business to cater for all of its possible clientele. Admiral Taverns are looking for an enthusiastic, community driven licensee who can drive this business forward and maximise the pub’s potential.

Private Accommodation

The private accommodation is of a good size and provides ample family accommodation. This consists of three bedrooms, a lounge, a kitchen, and a bathroom.

Annual Rent: £11,000

Security Deposit: £5,000

Working Capital: £3,000

Stock: £2,000

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.

Training: £325 plus VAT

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

We are looking for a licensee (s) who can drive this business forward and maximise the potential this fantastic community pub has to offer. You will need a good vision and have digital marketing skills to promote this pub online and to the local community. There are many opportunities through sports teams, a food offering and an entertainment programme.

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 *