Royal Oak, Platts Common

This newly refurbished pub offers a fantastic opportunity with real wow factor, combining strong visual appeal with excellent commercial potential. Admiral Taverns are seeking an experienced licensee or couple with a proven track record of successfully running a multi-faceted business. A strong background in food-led operations is essential, and experience in managing letting rooms would be highly advantageous, as the site includes three high-quality letting rooms that provide a valuable and diverse income stream. The ideal licensee(s) will be confident in delivering consistently high standards of both food and customer service, ensuring every guest enjoys a memorable experience. Commercial awareness is key, along with a solid understanding of social media and modern marketing techniques to drive and maximise trade. Just as important is a community-minded approach, someone who can create a welcoming hub, introduce a strong and consistent food offer, and establish an engaging rhythm of the week that keeps customers returning.

This is a rare chance to take on a business with significant untapped potential. The successful applicant will have the vision and capability to develop and execute a robust business plan, fully unlocking what this pub has to offer. A genuine commitment to high standards, customer service, and operational excellence will be essential in positioning the pub as a true standout destination.

Pub Layout

The property is approached from the car park, where a small porch currently used as an external smoking area leads into the building via a modest entrance hall, opening into the main bar area. The interior operates as a two-room, open-plan space, with the bar forming a central focal point. Its traditional design complements the characterful low-beamed ceilings, mid-height wall shelving, and the high stools arranged throughout, all enhancing the presentation of an extensive and appealing product range. The main trading area features a blend of wooden and carpeted flooring, creating distinct yet cohesive areas. Opposite the bar, a bay window area provides a relaxed seating space with low-level tables and chairs. To the right of the bar, a carpeted section overlooks an open fireplace, offering a warm and inviting setting, while a television screens live sports for added entertainment. Adjacent to this, a carvery station is positioned to the left-hand side of the bar, supporting food service within the space. Further to the left of the bar, a short hallway provides access to the ladies’ and gentlemen’s toilets, as well as the kitchen. To the right, another hallway leads to a side exit and opens into a separate snug or games room. This area offers a more informal and sociable atmosphere, featuring a combination of bench seating, low tables and chairs, and high poser tables set against a tiled floor. A darts board and games machines enhance its appeal, making it particularly popular with regular early evening patrons. Access to the private living accommodation is also located within this room. Externally, the property benefits from a substantial garden area, complete with a children’s play area and football goals, providing an excellent family-friendly environment with ample space for multiple bench tables. Access to the letting accommodation is situated within the garden. Additionally, there is a car park with capacity for approximately 20 vehicles, offering convenient on-site parking for customers and guests.

The Royal Oak is currently operated primarily as a wet-led business, complemented by a popular Sunday carvery that provides a consistent food offering at the weekend. The pub has a strong community focus, supporting two darts teams; men’s and ladies’ alongside active dominoes and crib teams, which help to drive regular footfall and reinforce its position as a local hub. While there is currently no pool table on site, there is sufficient space to accommodate one, presenting an opportunity to broaden the pub’s appeal and encourage additional in-house teams and social leagues. Further potential exists to develop the business by introducing a more consistent, all-week food offering, which could significantly increase dwell time and attract a wider customer base. In addition, the implementation of a regular entertainment programme such as live music, quiz nights, or themed events, would enhance the overall customer experience and provide further reasons for repeat visits, supporting both midweek and weekend trade.

Private Accommodation

The private accommodation, accessed from the pub is located on the first floor. It consists of one bedroom, living room, kitchen and bathroom.

Letting Accommodation

There are three letting rooms onsite accessed from a separate entrance at the side of the building and are all en-suite.

Room One – Family Room

Room Two – Twin Room

Room Three – Double Room

Annual Rent: £24,012

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

Working Capital: £20,000 – inclusive of 15% fixtures & fittings paid in advance

Stock: £7,500

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.

The Royal Oak will undergo a comprehensive refurbishment programme designed to significantly enhance both the customer experience and overall trading potential, while carefully preserving the pub’s traditional character. Works to the main trading areas and toilet facilities will include a full upgrade, with the existing bar counter retained as a central feature and complemented by new upper backfitting. The scheme will introduce feature wall coverings, a mix of tiled and upgraded flooring, and new lighting throughout, creating a warm, inviting and cohesive environment. The catering kitchen will be fully renewed, including the installation of a new extraction system, alongside upgraded flooring and hygienic wall cladding. New fixtures and fittings will be provided to support an improved and more consistent food offer. A full programme of internal and external redecoration will be undertaken, including the replacement of any damp-affected render prior to finishing. Within the trading areas, customers will benefit from new fixed bench seating, updated carpets and wooden flooring, feature wall coverings, and carefully considered lighting, all in keeping with the property’s established traditional style. A dedicated darts zone will also be introduced, reinforcing the pub’s strong community and team-based appeal. New tables, chairs, and soft furnishings will complete the refreshed interior. Externally, the property will receive a complete redecoration, enhanced by new signage and upgraded outdoor lighting to improve visibility and kerb appeal. The garden will be extensively improved, including the installation of a new children’s play area, replacement fencing, and the refurbishment of existing bench seating, creating an attractive and family-friendly outdoor space.

The refurbishment is subject to full Board approval. All designs are draft and indicative only, intended to showcase the potential of the pub. The refurbishment will be refined and personalised once a long-term licensee is secured, incorporating their vision for the look and feel of the business.

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 – £65.86 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 draft rating list for April 2026, 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 *