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Royal Oak, Huntly

Huntly, Aberdeenshire, AB54 8DL

Your investment


Agreement Type

  • Strong established community local
  • Separate function room
  • On site living accommodation

The Royal Oak is located in the charming market town of Huntly. With its population of 4,550, Huntly stands as a beacon of charm and historical significance in Aberdeenshire, Scotland. Renowned as a vital stop along the Speyside whisky trail, this market town offers a rich tapestry of Scotland’s heritage, culture, and natural history. Nestled beside the tranquil banks of the River Deveron, Huntly boasts a picturesque backdrop of rolling hills and verdant landscapes. Its historic landmarks, including the majestic ruins of Huntly Castle, serve as poignant reminders of the town’s storied past. Conveniently located just off the A96, Huntly enjoys excellent road connections, providing seamless access to Aberdeen in the east and Inverness in the west. Additionally, its proximity to the railway station, which offers direct services on the Aberdeen to Inverness line, ensures easy travel for both commuters and tourists alike.

Pub Layout

Upon entering through the main door, guests are greeted by a vestibule area where both ladies and gents toilets are located, ensuring ease of access. Beyond the door lies the heart of the establishment – the open-plan bar/lounge area. High bar stools feature along the galley style bar servery that accommodates both the main bar and lounge area. Connected to the main bar area, the lounge offers additional space for guests to unwind. Low-level fixed seating flanks the double doors leading to the function room, providing a cosy setting for socializing. Here, guests can enjoy a relaxed ambiance complete with pool and darts boards, as well as screens and TVs for entertainment. The function room, serves as a versatile venue for private events and gatherings. With its flexible layout comprising loose tables and chairs, it’s well-suited for hosting a range of activities including karaoke sessions, live music performances, and darts tournaments. The outdoor seating area offers a pleasant al fresco experience. A covered section provides shelter and serves as an ideal spot for guests seeking a designated smoking area. The seating area, accommodating approximately 25 people, invites guests to enjoy the fresh air and ambiance of the outdoors.

The Royal Oak is a wet led establishment hosting pool and darts teams fostering a sense of community within the establishment, providing regulars with opportunities for friendly competition and camaraderie. From live music performances to karaoke nights, The Royal Oak ensures there’s always something happening to keep guests entertained and engaged. Organizing sports-led activity days adds an extra dimension to the pub’s offerings, attracting sports enthusiasts and creating a lively atmosphere during key events. With its focus on wet sales and entertainment, The Royal Oak attracts a mature clientele who appreciate its relaxed atmosphere. Located close to the train station, The Royal Oak benefits from good footfall, particularly from commuters traveling to and from Inverness. This proximity makes it an ideal stop for both locals and travellers alike, contributing to its solid daytime trade.

Private Accommodation

The private accommodation located on the first floor comprises of a large kitchen, 2 living rooms, 3 bedrooms, 2 shower rooms, office & storage space & kitchenette.

Annual Rent: £TBC

Security Deposit: £5,000

Working Capital: £2,000

Stock: £2,000

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.


Admiral Taverns are looking for an individual or couple who are not only passionate about interacting with people but also have the drive and skills to run a successful business. Knowledge of the local area would be advantageous, however the desire to make a positive impact on the local community, whether through events, promotions, or simply providing a welcoming environment is key. The ability to enhance the existing offerings and introduce new ideas like an active rhythm of the week to attract more customers and increase revenue whilst honouring the legacy of the current licensees by carrying on their successful initiatives, such as monthly live entertainment, karaoke nights, and pool & darts teams will ensure the success of the business and establish the Royal Oak as a central hub of the community where people gather to socialize, relax, and enjoy themselves.


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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