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Portcullis, Arbroath

Arbroath, DD11 5AP

Your investment


Agreement Type

  • £1 per week introductory rent ( see financials)
  • £1,000 per month utilities support for the first 3 months.
  • £2,000 towards your first trade order.
  • Low ingoing costs of £5,500 & partial tie.
  • Zero business rates.*


The Portcullis is located outside town centre outskirts of Arbroath alongside a densely populated housing estate. Arbroath is the largest area in Angus Scotland with a population of 23,902. It lies on the North Sea coast 16 miles north-east of Dundee and 45 miles south-west of Aberdeen with excellent road connections via the A92 and direct train routes to Edinburgh and Glasgow with direct links through to England. Originated from the founding of The Arbroath Abbey this town is well known for its ties to the fishing industry as one of Scotland’s larger ports with its beautiful harbour, the Arbroath smokie and Arbroath football club

Pub Layout

The Portcullis comprises of public bar, a sports room/ pool room with darts board with a separate bar adjacent to the main bar.  The restaurant serves approximately 50 covers alongside a function room. The function room can accommodate between 100-150 people complete with a mezzanine level and a separate bar. The sunny patio area outside the restaurant is suitable for outside dining and BBQ’s during the summer months with the beer garden located by the main bar is more suited to drinkers and quick snacks. The commercial kitchen is the hub of the operation situated behind the main bar alongside the restaurant with access to all main areas.  The lower ground floor homes a large storage area and kitchen prep area to further enhance sites capacity to increase supply. The distinct features of beamed ceilings and log burners make this site unique yet quirky alongside the vast facilities makes this a diverse multi-faceted operation.

Portcullis is a community local pub with excellent function facilities which create a wider appeal and additional income. Currently trading on a 50/50 wet/dry split with sales driven predominately by function trade however with vast external and internal room, the Portcullis manages to capture all different aspects of the site with zoned areas to facilitate diverse groups within the building. Sports for the locals, after work drinking, themed food events, evening entertainment could contribute to the diverse income streams of the site.

Private Accommodation

There is no private accommodation at this site.

Annual Rent: £32,000 – re-opening rent £15,000 

  • Initial start up rent of £1 per week (negotiable terms to be discussed with the BDM)
  • 6 weeks no business insurance charges
  • 6 weeks no maintenance charges
  • £1,000 per month utilities support for the first three months
  • £2,000 towards your first trade order

Security Deposit: £2,000

Working Capital: £2,000

Stock: £1,500

F&F: TBC – Funding options may be available for the right licensee

Tie: Partial Tie – Free of Tie on wines spirits & minerals – Tie release fee applicable

Training: £325 plus VAT

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

*nil rates payable for the first 12 months under the Fresh Start Scheme subject to confirmation by Angus Council

The Portcullis is a fantastic opportunity for an established, community focused licensee who has a good knowledge of the local area. Engaging with the local community whilst being confident in promoting a substantial food offering, private functions, charity events and fundraisers via social media whilst introducing a complete marketing strategy. This would benefit someone who is an experienced food operator, someone who is passionate about providing a top-quality food offer and must be confident in being able to provide this with consistent quality and service. The quality of the offer and the ability to market it alongside the function room facilities is a priority and can bring in additional income.

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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