Queens Head, Witney

The Queen’s Head is a well presented traditional English pub, situated in the picturesque village of Eynsham on the outskirts of Oxford.  The pub dates from 1850 and is named after Queen Anne.  The pub is surrounded by quality housing and well supported by the local community. Eynsham itself is a village and civil parish approximately five miles north-west of Oxford and approximately five miles east of Witney, and has a population of approximately 5,200.

Pub Layout

The pub is a two-bar operation, firstly a larger lounge bar with fixed seating and a large farmhouse table to the rear of the bar. This bar is predominately used for both eating and drinking with a gas fire in an original fireplace and access to both the customer toilets & beer garden. The other bar is a smaller snug with a second original fireplace and a few steps to another level behind the servery. The pub is generally in good order and had a classic “village local” feel.  The pub does well in the summer, benefiting from a large beer garden with plenty of bench seating & a large patio area to the rear of the pub. There is also an outside unit that is kitted out with a pizza oven and the pub has built a good reputation for its handmade pizza’s and special offer meal deal every Tuesday. There is no car park but there is plenty of on-street parking outside the pub. Looking ahead and the potential for new customers to the pub, there is a planned housing development for up to 1,000 new homes over the next few years right on the outskirts of the village in which the main A40 between Oxford and Witney (currently single carriageway) will be widened to dual carriage way with enhanced bus routes and cycle lane.

The Queen’s Head really is at the heart of the community with an excellent lunchtime menu. The pub has traded well over the last five years and any successful applicant taking the pub on has a good platform to introduce some new ideas and different menu. The previous licensee has developed a good reputation for quirky events including a chilli festival, conker competition & Halloween discos. Being an Oxfordshire pub there is also the Aunt Sally throw at the rear of the beer garden which is well supported through the summer months. We are looking for licensee who understand what it is to run a village pub.  Someone who can embrace the local community and continue the good work the current operator had achieved.

Private Accommodation

The private accommodation consists of five bedrooms, a living room, two bathrooms & kitchen. There is also a private patio on the 1^st floor. The living accommodation is decorated well.

Annual Rent: £25,000 (Startup rent of £200 p/w net available)

Security Deposit: £5,000

Working Capital: £5,000

Stock: £5,000

Business Rates: £Low.  Based on the April 2023 rating list, the Low 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.

The Queen’s Head would suit someone with experience or maybe looking for a second site. Being able to grow the food side of the business and demonstrate the skillset to develop the retail offer in a competitive local market will be key attributes for any successful applicant.

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 *