Railway Inn, Warwick

The Railway is a bustling community pub situated in the densely populated area of Warwick. The area has recently undergone huge development with a vast number of new builds bringing a younger demographic crowd to the area. Warwick is an affluent market town in the county of Warwickshire lying south of Coventry and just west of Leamington Spa. The town has excellent transport links to the A46 and M40 within five miles drive connecting Birmingham to London. The Pub is located just a couple of minutes’ walk from Warwick train station.

Pub Layout

The pub is situated on the busy road through to the town centre, on entering from the street you are welcomed by the prominent bar servery which is well stocked with both cask and keg. The pub is traditional in décor with a mix of both loose and fixed seating throughout. There is a currently a darts board in the bar area where there is space for vertical drinking to watch the TV’s. To the rear of the pub is a small, enclosed courtyard which with a small investment could be a real gem and allow drinkers to enjoy all year round.

The pub currently trades as a mid-market community pub. The new tenant would want to focus on reinventing the current offer and immersing themself in the local community. The offer needs to be more premium with good cask ales lines, premium drinks branding and a good selection of spirits. Entertainment such as community quizzes and open mic nights would be welcome. Satellite Tv would be of benefit and would draw it daytime drinkers especially at the weekends.  Although there is no commercial kitchen with support from Admiral Taverns catering executive there could easily be a back bar food offer introduced adding another income stream to the business.

Private Accommodation

The private accommodation consists of three bedrooms, kitchen, bathroom and sitting room.

Annual Rent: £15,500 (Start Up Rent Available)

Security Deposit: £4,000

Working Capital: £2,000

Stock: £1,000

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.

The Railway is a an exciting opportunity for a an experienced licensee(s) with a keen eye for detail to transform this pub in to a fantastic community pub. Strong retail standards and a must to ensure repeat custom along with a vibrant and captivating retail offer which ensures the pub is busy seven days a week. Sports teams should be supported at this team to utilise mid-week sales. There should be a varied offering at this pub, to include cask ales.

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 *