Grapes Inn, Preston

The Grapes is a beautiful, traditional detached country pub situated in the heart of the affluent village of Goosnargh, The Grapes benefits from being situated next to the local church and primary school. This central location makes it a focal point for the community and attracts families and locals alike, alongside being home to Beacon Fell Country Park, offering beautiful walks and trails with outstanding views of the local countryside. With ongoing housing developments nearby, The Grapes is in a prime position to capitalize on the growing population of Goosnargh. Despite its rural setting, Goosnargh has excellent links to Preston city centre via the M6 motorway routes. This accessibility makes The Grapes not only a convenient stop for locals but also a potential destination for day-trippers or travellers passing through.

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 Grapes is a fantastic, quintessential country pub, offering a warm and inviting atmosphere along with a diverse range of offerings to cater to its loyal locals and visitors. The split between wet and dry sales indicates a strong emphasis on beverages, particularly cask ales and continental lagers, which are likely to draw in patrons looking for a relaxed drinking experience with additional scope to improve the food offering. The pub’s emphasis on community is evident in its various offerings, special events, private functions, live music and garden parties. This demonstrates a commitment to serving the needs and preferences of its diverse clientele. The vast beer garden adds to the pub’s appeal, especially during the summer months, providing a space for patrons to enjoy their drinks and socialize outdoors. Additionally, having a function room allows for hosting a variety of private events.

Private Accommodation

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

Annual Rent: £26,000 – Initial start up rent £200 per week (net)

Security Deposit: £5,000

Working Capital: £2,000

Stock: £3,000

Fixtures and Fittings: To be confirmed 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 is seeking an experienced licensee who not only possesses a passion for the hospitality industry but also has a strong commitment to engaging with and serving the local community. Ideally they should possess a vision for growth and development, recognizing the untapped potential within the business ensuring this business to thrive. The key to success lies in delivering a well-rounded and community-focused offer that encompasses high-quality food, excellently served drinks, and a vibrant calendar of events throughout the week. The successful licensee will maximize key assets such as the beer garden, function room incorporating community-focused events and activities.

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 *