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Grove Inn, Doncaster

Doncaster, DN5 8HL

Your investment


Agreement Type

  • Catering kitchen with generous food offering.
  • Good transport links and main road location.
  • Versatile offering of separate sports bar.

The Grove Inn, Doncaster is located opposite Danum Retail Park. The array of shops nearby attract heavy footfall, with the pub being in a prime location to be seen by passers by. Located on York Road, A19, the pub has excellent transport links including a nearby bus stop. Behind the pub is a large community estate presenting the opportunity to thrive as a local pub and become prominent as the go-to place for home-cooked food.

Pub Layout.

The Grove is a two bar operation facilitation the needs of all the community. From the main entrance you will enter into an open plan seating and dining area, which has a mixture of loose and fixed seating and can accommodate approximately 60 customers. The bar is large and spans across the width of the room. To the right of the entrance, is an open fire creating a warm welcome, followed by an entrance into a separate smaller room currently being used to facilitate a carvery offering. There is a separate entrance to the left of the pub providing access to a sports room, complete with bar, pool table and darts board. Behind the bar, you are able to access the ground level cellar and the main seating and dining room. The commercial kitchen is located towards the back of the pub, just off the dining area. Externally, to the front you have a large car park with spaces for several vehicles. There is a decked area with outdoor seating and shelter surrounding both entrances to the pub. Through the back, there is a generously sized beer garden which can be accessed via the pub or via an external gate and makes a fantastic space for families to enjoy.

The Grove Inn is currently trading as a community local with a good food offering, including a Sunday carvery. If this site is to flourish it would need to continue to deliver this and even expand the menu to keep locals coming back and bring new trade into the pub, this will make the most of the opportunity available here. Rhythm of the week involves various events including karaoke and darts and dominoes, there is potential here for a pool team in the separate sports bar area.

Private Accommodation

The living accommodation is located on the first floor and consists of three bedrooms, living room, dining room, a bathroom, and kitchen.

Annual Rent: £25,000

Security Deposit: £5,000

Stock: £4,000

Working Capital: £3,000

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.

Admiral Taverns are looking for enthusiastic and energetic licensee(s) with some catering experience. The potential licensee would look to continue and grow the food offer and create an activity plan to retain existing custom, attract tourist and new customers for drinking, dining by marketing the pub on all platforms including social media. A licensee to think outside the box to attract new custom in a highly desirable destination site.

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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