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Royal Oak, Hull

Hull, HU12 8AL

Your investment


Agreement Type

Short Term Only
  • Stepped rent available starting at £1 per week – see financials.
  • Zero business rates.
  • Fantastic beer garden with stunning views of the estuary.

The Royal Oak is located in the village of Paull which lies 6 miles south-east of the city of Hull. The pub boasts a doorstep view of the Humber Estuary as it sits on its North bank. The village is a very popular destination with walkers and cyclists due to its picturesque and accessible paths along the Humber Estuary, Fort Paull Museum & Armoury and nearby 18th Century Paull Lighthouse.

Pub Layout

The Royal Oak is an traditional two-storey mid-terraced building. The ground floor offers a focal point central bar area and three good sized rooms, including a games room and lounge area with a mix of fixed and loose furniture. The well-equipped commercial kitchen is easily accessible from the bar area and is is good condition. Externally the pub benefits from a two tiered beer garden to the rear with a charming view over the estuary. Opposite the pub there is a small car park offering off street parking for customers.

The Royal Oak currently trades as a traditional, drinks focused community pub, with the potential for a new licensee (s) to add additional revenue streams by developing the food offering. Engaging with the local community events would be beneficial to any potential licensee, as would supporting existing pub sports teams. The village provides an established regular trade, which can be built on during the warmer months by attracting visitors to the local attractions.

Private Accommodation

The private accommodation is on the first floor, is in good order and consists of four bedrooms, large lounge, kitchen, family bathroom and small office.

Annual Rent: £11,500 – Rent steps available

Stepped Rent Agreed:

  • 2 months at £1 per week
  • 2 months at £115 per week

Security Deposit: £2,000 – build up to £5,000

Working Capital: £2,000

Stock: £3,000

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.

* Based on the April 2023 provisional rating list, the Zero Rates Payable is based on the licensee only occupying one property for commercial purposes.

The ideal licensee (s) would have some experience of running a community pub and must be prepared to build on the strong existing ties with the local community. As the pub is located on the banks of the estuary potential licensee (s) should be prepared to develop the food offer, and ideally consider making this pub a pet friendly destination dining venue in order to appeal to the walkers who regularly visit the area. A strong business plan and sound marketing skills are important to ensure consistent year-round trade.

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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