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Hare & Hounds, Grange Over Sands

Grange-over-Sands, LA11 6NN

Your investment

£25,000

Agreement Type

Freehold
Tenancy
  • Exceptional countryside location with outstanding views
  • Five stunning letting rooms
  • Traditional features with an Edwardian feel

The Hare & Hounds is an absolute gem of a pub, located in the popular town of Grange-over-Sands which is civil parish located on the north side of Morecambe Bay in Cumbria. Grange is a pretty and popular resort with an Edwardian flavour and a mild climate. It is on the shores of Morecambe Bay, and from the 13th Century until the 1850’s, the major route from Lancaster was across the sands. In 1887, the coming of the Furness Railway encouraged the growth of Grange from a small hamlet to the town we see today. Travelling by road, Grange Over Sands is ideally located 13.1 miles to the south of Kendal, 25 miles to the east of Barrow-in-Furness and 28.1 miles to the west of Lancaster.

Pub Layout

On entering this charming pub, to the left you are welcomed with a comfy snug with cosy fixtures and fittings, complete with an open fire place which is exceptionally popular on the cooler days and this area is serviced by the delightful bar slightly to the right. To the right of the pub you will find the dining areas which are split into four sections which could easily accommodate a large number of diners at a time. Directly in front of you when entering the pub is access to the wonderful letting rooms located on the first floor. Outside the pub, the beer garden embraces the building in a horseshoe manner, with picnic benches to the front and side and a dramatic garden to the rear with phenomenal and uninterrupted views of the surrounding countryside.

The Hare & Hounds is the definition of a Country Inn, with it’s exceptional location, beautiful letting rooms, traditional drinking area and fantastic food offer. The trade here is currently a 70/30 split towards the food side of the business, so someone with cheffing experience would be ideal. There is also a huge opportunity here to increase the income and popularity of the letting rooms, as these have recently been modified and not advertised to their fullest potential. The pub is extremely popular, not just with locals who support it all year round, but also with hikers and holiday makers in the warmer months.

Private Accommodation

There is no private accommodation at this pub.

Trade Accommodation

Located on the first floor of the pub and accessed through the main entrance are the beautiful letting rooms. There are five double rooms in total, all with en suite bathrooms. These rooms have been made up to a great standard.

Annual Rent: £35,000

Security Deposit: £10,000

Working Capital: £10,000

Stock: £5,000

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.

I am looking for an experienced operator with experience and knowledge of running a successful pub, having high standard letting rooms along with a great food offer. This individual or couple must be willing to embed themselves within the community and support locals, as well as championing marketing and social media to attract tourists. This is a rare opportunity for someone to take on a pub with this level of untouched revenue and must be able to produce a flawless business plan to unlock the potential of this gem. A higher level of funding will be required, given the amount of income streams the Hare & Hounds has to offer. There is also a free of tie option available.

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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