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Five Bells, Bedford

Bedford, MK44 3TU

Your investment


Agreement Type

  • Stepped rent available for the right licensee.
  • External refurbishment planned.
  • Large outdoor space.

The Five Bells is situated on a busy road in Cople, a village a few miles east of Bedford in the county of Bedfordshire. It is only a few minutes from the busy A421 main trunk road between the A1 & M1 motorway. The 400-year-old Five Bells is an attractive building in the centre of the village, opposite the church and derived its name from when the Church had five bells.

Pub Layout

The pub has 40 covers that are all serviced via the main servery. There are two separate restaurant areas and a lounge area which you can also eat in. Good sized and a well-equipped kitchen that any chef would be pleased to work in. The pub benefits from having its own car park & beer garden which could also have an outside bar. This could help to take the stress off the main bar during those busy summer periods. The pub has the facilities to allow it to open a little village store as there are no other shops in the village.

The Five Bells is a pub that is very important to the local community; it also caters for those who like to travel to have a good quality dining experience in an informal environment. The pub would benefit from serving a good variety of cask ales and a selection of good quality wines including a more premium offer, as the houses locally do appear to be of a good standard and the demographic report substantiates this. Although there are not many amenities within the village, the church opposite is busy with weddings and christenings which could obviously lend itself quite nicely to passing footfall. There is a garden centre locally and also a community centre, which if targeted correctly, could also attract passing trade. This site needs an owner-operator who can embed themselves within the local community. Food experience is key along with good marketing skills; this site will need marketing well to attract the footfall it requires but could be a fantastic business for the right operator.

Private Accommodation

The private accommodation consists of three bedrooms, living room, kitchen and bathroom.

Annual Rent: £27,500. Stepped rent available for the right licensee

Security Deposit: £5,000

Working Capital: £8,000

Stock: £5,000

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.

This pub would suit an experienced operator who is passionate about developing a sense of community in their pub and providing a welcoming environment, alongside fantastic customer service and a good food offering. Marketing skills would be beneficial here in order to attract footfall from both the local community and further afield. This will be a fantastic business for the right operator. There is a large outside space to be utilised here in the warmer months, the new licensee should be keen to experiment with food and drinks festivals and other events.


-New external decorations – like for like.

-Full repaint to everything including any repairs to render.

-New lighting and signage scheme.

-Create new external storage area in close boarded 1800mm high fence with gate.

-New external fixed seating created from contrasting composite decking.

-Repair shed/bar and re-stain.

-General garden repairs and tidy up.

-Create new raised timber covered area, which will include new balustrading, new fixed booth seating and screens.


Gents WC –

-Provide new mechanical extract.

-Scrape off loose paint and redecorate.

-Provide new WC pan.

-Replace sparge pipes with stainless steel.

-Provide nice chunky Oak timber shelf above radiator.

-Fully decorate.

Ladies WC (within dining area) –

-Complete refurbishment to change it from a gents/store room.

-Provide new vanity unit.

-Full decorations throughout.

-Blackout prior and block up window internally.

-New WC, 2no new lights, provide tiles above vanity, full height MDF grooved boarding.


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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