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Railway Inn, West Calder

West Calder, EH55 8DL

Your investment


Agreement Type

  • Fantastic main street location
  • Community local with letting rooms
  • Scope to improve food offer

Ideally located on the main street in West Calder, The Railway Inn is local to all amenities with mainline rail access to Glasgow and Edinburgh and road access on A71 to Livingston, only 4 miles away.  Built in the 1800’s, this beautiful octagonal corner public house with stain glassed windows has a feel of an old fashioned railway waiting room, providing historic interest to railway enthusiasts.

Pub Layout

The horseshoe style bar provides a focal point servicing both the bar and lounge areas separated by a three-quarters high gantry. The small function room located at the rear of the building, complete with log burning stove provides a warm peaceful retreat. There is a small kitchen area which could be used to serve light bites and a small menu. A covered smoking area has been created at the rear of the pub leading to a small car park.

This pub collaborates the high street and the local community. Community-led through the week with locals interacting and high street at weekends with circuit drinkers enjoying the entertainment allowing flexibility to build local weekday trade along with weekend diversity. There is also the opportunity to create and drive a small pub food offer with the small kitchen on site. The rooms add another dimension incorporating extra revenue to this fantastic business.

Private Accommodation

There is currently no private accommodation available as the rooms are utilised for letting purposes, but this could be adapted if required.

Letting Accommodation

A separate entrance to the upstairs letting rooms which are self-contained with a communal kitchen/sitting area.

Annual Rent: £25,000 after investment, £13,500 – pre capex with rent steps available

Security Deposit: £3,000

Working Capital: £2,000

Stock: £2,500

F&F: TBC (Funding options available)

Training: £325 plus VAT

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


The site proves an attractive option for an experienced licensee who has the ability to drive food and letting room offers. It will require someone with local community based knowledge with the ability to embrace the high street circuit drinkers to improve on this multi, faceted business.

An opportunity presents itself with an investment at the Railway Inn.  This will include interior re-decoration of the bar area including new flooring and fixtures and fittings, a re-decoration of toilets and new exterior signage and lighting.  This refurbishment will be considered with the right licensee operating on a long term agreement with a well-considered business plan, both internally and externally.  The refurbishment will allow the new licensee to re-position this fantastic pub in the heart of West Calder.

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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