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Grapes Inn, Preston

Goosnargh, Preston PR3 2BH

Your investment


Agreement Type

  • Beautiful scenic village location
  • Amazing outdoor beer garden
  • Opportunity to provide a fantastic food offering

The Grapes is a beautiful, traditional, detached country pub, located in the heart of the affluent village of Goosnargh, next to the local church and the primary school. Goosnargh is a growing village, already blessed with an abundance of detached and semi-detached houses, there are two other housing developments under way, within a 5 min walk of the pub. Home of Beacon Fell Country Park, Goosnargh attracts visitors for its beautiful walks and trails with the outstanding views across the local countryside. Although Goosnargh is a rural village, it has great links to Preston city centre and main motorway routes.

Pub Layout

On entering The Grape’s you are welcomed by the beautiful cosy decor with exposed stone walls, wooden and stone flooring with exposed beams all of which are in great condition. To the left of the pub you will find a small snug area with a small hatch to the bar. The main bar area is situated at the back of the pub with a mixture of fixed and loose seating. Separating the main bar and dining area is a delightful, exposed stone chimney housing a double-sided log burner, creating a fantastic focal point in the pub. On the first floor of the pub you will find a spacious function room, which can also act as a spill over for diners at busy times. The function room is currently frequented for community events, private parties and entertainment evenings such as comedy nights. There is seating to the front of the pub, public parking to the right- hand side which is used for the church and school as well. To the rear of the pub there is an extensive beer garden, ideal for summer events, BBQ’s and games within the community.


The Grape’s is a fantastic, traditional country pub. Roughly a 60/40 split wet/dry the pub has a loyal following of locals who enjoy the great range of cask ales and in the summer, love spending time in the vast beer garden drinking chilled continental lagers. A casual dining menu during the week caters for families and those not in the mood to cook, brings plenty of customers through the door and then at weekends the pub is famous for its amazing hearty Sunday Roasts. This community focused pub offers and should offer something for everyone, whether it be providing breakfasts on local shoot days, garden parties, afternoon teas and events in the function room.

Private Accommodation

The private accommodation is based to the left-hand side of the pub with a separate entrance. It comprises of a kitchen and lounge to the ground floor and a bathroom with two bedrooms on the first floor.

Annual Rent: £26,000

Security Deposit: £5,000

Working Capital: £2,000

Stock: £3,000

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: £325 plus VAT

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

Admiral Taverns are looking for an experienced licensee who is looking for their next venture. The ability to engage with the local community and deliver a community focussed offer is essential to making the business thrive. A high-quality all-round offer including a great food menu, perfectly served drinks and a vibrant rhythm of the week, along with exceptional retail standards is an absolute must. This is a wonderful opportunity to run a beautiful country pub in a lovely village but more importantly there is an opportunity to grow and develop the retail proposition here, driving additional income by maximising the potential of the beer garden, function room and community focussed events and activities. An investment would be considered with the right licensee and a well-considered business plan, with particular focus on improving the beer garden and external appeal.

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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