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Gardeners Arms, Bury St Edmunds

Suffolk IP30 9PA

Your investment


Agreement Type

  • Desirable Village Location
  • Fantastic external Garden with huge potential
  • Opportunity to drive food sales

The Gardeners Arms  is originally from the 18th century and is a large detached building, it has only become available due to retirement. The pub is situated in Tostock is a small village near the A14 trunk route approximately 8 miles east of Bury St Edmunds and 7 miles west of Stowmarket, in the county of Suffolk.  Being a traditional village with around 200 houses, 400 residents, an active parish council and other small villages close by, there are regular local bus services to both towns.  Tostock also has a church and village hall and is located in an area of conservation.  The pub is set right next to the village green where community and seasonal events are held periodically.  The approximate house price for the area is circa £500k – which makes this a relatively affluent area.


Pub Layout

The pub can be accessed via two entrances – the front is from the main road and the rear is from the large car park.  The main front door is set back from the main road and brings you into the main dining area which is set to the right. The ‘bar’ area is site to the left, and you will find the bar servery directly ahead.  Walking through these main central areas, you will reach both the kitchen and separate dining room.  Toilets are situated externally at the rear of the pub close to the car park. Externally the pub boasts a large grassed lawn making it the ideal space for external drinking and alfresco dining, and again a useful and spacious car park.

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 and also hero dishes for key trading periods such as Sunday lunch are vital.  The outside area is potentially brilliant and could be a huge attraction in the warmer months.


Private Accommodation

There are two well sized bedrooms, a sitting room, a small office area within the communal space and a bathroom situated in the private accommodation

Annual Rent: £16,500

Security Deposit: £5,000

Working Capital: £4,000

Stock: £4,000

Business Rates: Nil*

F&F: Approximately £12,500. Funding options may be available.

Training: £325 plus VAT

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

*Based on the April 2023 rating list, the Zero Rates Payable is based on the licensee only occupying one property for commercial purposes.

This is an exciting opportunity for an experienced individual or couple to run a Successful village pub, serving the community, supporting local events, and understanding the village needs. You must be driven with a proven track record of great standards and have the drive and ambition to grab this great pub and make it the hub of the community

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.

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