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Harrow, West Ilsley

Berkshire, RG20 7AR

Your investment


Agreement Type

  •  Only pub in the village & directly opposite the cricket green
  •  Planned refurbishment
  •  Zero Business Rates*

The Harrow is over 300 years old and situated in the idyllic hamlet of West Ilsley, Berkshire. Nestled in the heart of The Downs, the area has a rich heritage for horserace training and is only 12 miles from Newbury Racecourse. The pub is also just 2.5 miles from the famous Ridgeway which attracts many visitors every year. The population of West Ilsley is less than 400 but the pub is near the main A34 with good access to both Oxford, Didcot, and surrounding areas.

Pub Layout

The pub is a single bar operation with the servery opposite the main entrance.  The trading space is a good size with about 40 covers and easy access into the well sized and fully equipped kitchen. Decoratively the pub is in good order with a classic country feel, a mix of seating styles and a nod throughout to the racehorse training area. There is a space at the front of the pub directly opposite the village cricket green for about 10 benches and a lovely little side garden to the left with another four benches. The pub also benefits from a small private garden. There is no customer parking, however there is off road parking opposite and along the road into the village.

The pub has been trading on a lease and is only coming to the market as the current licensee is retiring. This is fantastic chance for someone to re-establish a country pub with a good food offer, serving local real ales, good wines & spirits and re-engaging with the local community and putting The Harrow back on the map as the place to visit. There is a championship winning stable in the village which presents a great opportunity to network with the local workers & jockeys at the stable, the race going visitors & owners of the nearby racecourse. The area attracts both many walkers and cyclists each year and is another income stream that be utilised with home-made cakes, sandwiches, coffees, and Sunday roasts.

Private Accommodation

The private accommodation consists of two double bedrooms, a lounge, a bathroom with separate toilet and one room as an office space.

Annual Rent:£24,500 – Stepped rent available

Security Deposit: £5,000

Working Capital: £5,000 – £10,000

Stock: £5,000

Business Rates: Nil

F&F: TBC (Funding options may be available)

Training: £325 plus VAT

* 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.

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

The right licensee will have experience of running and advertising/promoting a rural pub that has under traded will be key to future success. We are looking for someone with a proven track record of delivering a good food offer and experience in running a rural community pub with the skillset to re-engage with the regulars, local country sports community and develop a reputation for the place to visit within the surrounding area. Food here will be critical. Needs to be good quality, locally sourced and classic menu without being too gastro or upmarket.

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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