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Lion, Stoke by Clare

Stoke By Clare, CO10 8HP

Your investment


Agreement Type

  • Starting rent of £100 (net) per week available
  • Zero business rates*
  • Ideal pub for first time licensee

Stoke by Clare, nestled in the serene southwest Suffolk countryside, is a quaint village boasting proximity to larger towns like Haverhill and Sudbury, as well as the slightly more distant Bury St Edmunds and Braintree. Throughout the year, the area draws visitors with its plethora of local historic sites. Nearby gems include the renowned Suffolk destinations of Long Melford and Lavenham. The village, with around 600 residents in its immediate vicinity, centres around a lively pub. Additionally, Stoke College, an independent school catering to 11-18-year-olds, adds vibrancy to the community, alongside a picturesque church and a convenient village shop. The population skews towards maturity, with a robust presence of individuals aged 45-75. Demographically, the community comprises comfortable, well-established residents and affluent achievers who have a keen eye for quality.

Pub Layout

You will find the pub located on the main road through the village and as you enter from the roadside, you will be in the main bar area where you will encounter the single bar servery. The L shaped bar services approx. 20 seats in this room, with a mix of low tables and bar seating.  The cellar is off this main room, opposite the bar and to the left of this room is a good sized dining room, or on key sessions casual drinking and dining space.  There are approx. 20 seats here also.  The toilets are at the rear of the pub.  You also access the large trade garden and car park from the rear of the main bar.  The pub is currently very traditional inside, and would respond well to a little TLC and retail touches.

Most recently the pub was trading between £2500-£4000 per week.  The sales mix is predominantly balanced between cask ale and a range of lagers, with an opportunity to develop the range of wines and spirits.  The pub was last year re-launched to the public with some success, including the addition of a basic food offer of Pizzas, Fish and Chips, and a Sunday roast.  Any future licensee can really build on the progress made.  With some focus, and warm hospitality there is a great opportunity to be had here!

Private Accommodation

There is currently no private accommodation available at this site. For the right applicant, there may be plans in the future to address this.

Annual Rent: £TBC – starting rent of £100 (net) per week available

Security Deposit: £5,000

Working Capital: £2,500

Stock: £3,500

Business Rates: £Nil.  Based on the April 2023 rating list, the Zero Rates Payable is based on small business rates relief being applied and the licensee only occupying one property for commercial purposes.

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.

This pub would be suitable for a first time licensee.  The right person might well be local to the area already and have a passion to craft a strong cask ale offer alongside the rest of the retail offer.  Entertainment and community engagement will be the key to success, so be ready to be a big part of local life, and a local hub.

The Lion could be a super traditional village pub serving great beers, wines and spirits to the local communities from the immediate village, but also further afield. With a traditional feel the pub will offer community events and activity throughout the week.  Quizzes, team sports (darts etc) and occasional live entertainment will be key to building the business and win back the hearts and minds of the locals.  The basics of a traditional pub, done well.

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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