Royal Oak, Kington

This site would ideally suit a licensee with experience of village and community life. Background in catering and accommodation would be a significant advantage in unlocking the pub’s full trading potential. The Royal Oak offers an excellent opportunity for growth across all aspects of trade, while also allowing the right licensees to become an integral part of a welcoming, close-knit community in a charming and historic rural setting.

The Royal Oak is located in the historic market town of Kington, Herefordshire, just 2 miles from the Welsh border. Despite sitting west of Offa’s Dyke, the town has been part of England for over a thousand years. Nestled beneath the scenic Hergest Ridge, Kington is a popular destination for walkers and tourists. The town itself has a population of around 3,500 and is well connected to nearby towns including Presteigne, Builth Wells, Knighton and Leominster. The Royal Oak sits just 200 yards from the town centre in a predominantly residential area, offering both local trade and passing custom. Good transport links make the pub accessible, with regular bus services connecting Kington to Hereford, Leominster and surrounding towns, while Leominster railway station provides mainline rail connections further afield.

Pub Layout
The pub offers a welcoming main bar, a cosy snug and a dedicated dining area, which also lends itself well to hosting functions. A fully equipped catering kitchen supports the operation. Outside, a spacious enclosed garden provides an excellent draw for locals and visiting walkers, while the property also boasts three en-suite letting rooms. With the right investment, these rooms present a fantastic opportunity to attract tourists, walkers and commuters alike.

The Royal Oak has a strong foundation as a well-loved local pub, with clear potential to extend its reach into surrounding villages and towns. By introducing a compelling food offer, the pub can attract a wider customer base and encourage repeat visits. The area is a popular destination for walkers and tourists, with Hergest Ridge and other renowned walking routes bringing steady footfall. Historically, the site has traded well on food, highlighting this as a prime opportunity for growth once again. In addition, team sports and entertainment have both been successful drivers of trade in the past, and they remain key areas to develop further to strengthen the Royal Oak’s position at the heart of its community and beyond.

Private Accommodation

The domestic accommodation consists of two large double bedrooms, lounge, bathroom and separate WC.

Letting accommodation consists of two twin rooms and one single.

Annual Rent: £16,500

Security Deposit: £5,000 or the equivalent of three months’ rent, whichever is greater

Working Capital: £5,000

Stock: £5,000

Business Rates: £Nil.  Based on the April 2023 rating list, the Zero Rates Payable is based on small business rates relief being applied for by the licensee 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.

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

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 – A security deposit is required when applying for a pub with Admiral.  This will be the greater of £5,000 or three months’ headline rent. The deposit is held on your account and returned when you leave, subject to your final account balance and the condition of the property.  We will also carry out a credit check as part of your application, which may affect the deposit amount required.

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 – £350.00 – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme.  Held online over two days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.

Service Charge Cost – £63.33 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 for by the licensee and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *