Shady Oak, Stockport
Stockport, SK7 3PG
Your investment
£13,000
Agreement Type
Long Term Agreement (5 Year Tenancy)
- Well established customer base
- Sports teams
- Fully equipped catering kitchen
3+ Private Bedrooms
Beer Garden
Car Park
Cask Ale
Kitchen
Food Preparation Area
Live Music
Open Fire
Sports Teams
Ideally, we are looking for a couple or partnership to run the Shady Oak, with one who would focus on the kitchen and back-of-house operations, and the other leading front-of-house. They should have experience running a successful community pub and be capable of driving food and drink sales across multiple areas, including events, functions and team management. Strong financial backing and the ability to effectively market the pub across a range of platforms are essential.
The Shady Oak should become the go-to community pub for residents across the surrounding estates. It should offer quality, home-cooked food alongside well-kept ales and a carefully selected range of wines and spirits. Above all, it should be a welcoming place where customers can meet friends, celebrate special occasions, or simply enjoy a great meal without having to worry about the washing up.
The Shady Oak is a large, well-appointed, community pub located in the leafy Stockport suburb of Bramhall. Although slightly hidden away the pub benefits from being situated in the heart of the Redford Estate and is surrounded by chimney pots. It is a popular area with families and commuters to Manchester or Stockport. There are a number of transport links including three train stations all under 2km away from the pub with links to Manchester, Stockport and Stoke-on-Trent. Manchester itself is also around a 25 minute drive away and Stockport is only 10 minutes away by car.
Pub Layout
The main entrance to the pub is off the car park, through central double doors. Once in the pub there are a number of clearly defined zones that welcome a variety of clientele. To the left is a cosy snug area, popular with small groups and couples who enjoy meeting during the day for coffee and a light bite or unwinding after work with a drink. Beyond this sits a dedicated dining space with around 20 covers. A mix of high and low-level seating ensures it comfortably caters for different customer preferences. The centrally positioned, U‑shaped bar provides excellent visibility across all daytime trading areas. Towards the rear of the pub is the vibrant sports zone, home to both a pool table and darts board and are both key attractions for the busy early evening crowd. To the right of the entrance is an elevated open-plan area offering approximately 50 covers. This versatile space is ideal for peak dining periods, such as Sunday lunch and works particularly well for functions. A bright sunroom adjacent to it provides an additional option for hosting more intimate gatherings. The catering kitchen is spacious and well equipped, supporting a wide range of menu options. Externally the pub has a well-presented beer garden. It’s known in the area as a sun trap and gets very busy in the warmer months. The pub has a large car park which is shares with the retail unit.
The pub is a community pub which offers something for everyone, from sports teams to cask ale fans to families enjoying the beer garden, and everything in between. The pub should have a simple menu with a strong focus on home cooked meals, using local suppliers where possible to deliver the sustainability and provenance that diners now expect. It should trade on a 80/20 wet/dry split. It should also have a premium drinks range that caters for the various occasions on which customers use the pub.
The retail offer should be consistent, with customer service and standards always the number one priority. A strong rhythm of the week needs to be introduced to ensure there is always a reason to visit and this needs to be marketed in professional way.
The private accommodation is a decent size. There are three bedrooms, a bathroom, lounge and kitchen.
Annual Rent: £25,000
Security Deposit: £5,000 or the equivalent of three months’ rent, whichever is greater
Working Capital: £5,000
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.
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 – £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 *
We believe we do things differently to other pub companies. To us its quite simple – great pubs are run by great people, so we focus on ensuring we can empower you to run a successful pub business. Every licensee is different, and no two pubs are the same, so we carefully tailor the range of agreements, support and training packages we offer to give you all you need to run your own pub.
The first step is to call our recruitment team and have a chat with us. We’ll probably suggest you attend one of our recruitment events as nothing beats a face to face chat. It’s also a good idea to research the sort of pub you are interested in ahead of time, so you have a clear picture of the competition in the area and what the local community looks for in that pub.
In order to run a pub, you will need a personal license which regulates the sale of alcohol in a pub. This can be achieved through attending a one-day course, ending in a multiple-choice exam. Once you’ve passed the exam, you then need to apply to your local council, for your personal licence. Admiral can easily help you with this by offering a discounted rate. Finally, you will also need to complete PEAT training (Pre Entry Awareness Training), an online course which explains the leased and tenanted pub agreement you are about to take on.
Our default agreement is our 5 Year Tenancy Agreement with a range of support available to you throughout your agreement with Admiral. We also offer induction training, our 7 Steps to Sales Success course is a 2 day online course that will provide you with the knowledge to run a pub and get you off to a great start before you get started. In addition to this, we offer other training workshops on a wide range of topics such as Marketing, Social Media, Cellar Training along with online training including Food Hygiene, Health & Safety and lots of other related courses. There is simply training available for every subject. When you take on a pub with us, your Business Development Manager will discuss your training requirements with you and identify areas where you may benefit from additional support or training.
Rents are based on open market value, Fair Maintainable Trade (FMT) and the future trading potential of the premises. This entails an assessment of the turnover and profitability that a reasonably efficient operator would be expected to achieve, taking into account the optimum trading style for the premises and making reasonable allowances for costs. This will involve estimating the trading potential rather than just adopting the actual level of trade under the existing ownership. This method of valuation is known as “the Profits Method”.
We want to empower our licensees to get on with the day to day running of the pub, as well as giving you the knowledge that you can count on us for as much (or as little) support as you need. Our team are truly passionate about community pubs and we want to do as much as we can to help you run sustainable and profitable businesses. Our support includes but isn’t limited to the following: Commercial & Marketing Support, Food Team, Licensing, Property Help Desk, Investments, Machines and Training.
Our BDMs work hard to build strong working relationships with their licensees. Your BDM is there to help you develop your pub and can support you in many different ways. From guidance around products and pricing, planning events, marketing your pub and development and training, our BDMs are empowered to make quick decisions which will help you move forward with your business.
We are continually investing in our pubs. From transformational refurbishments to small improvements where it really counts, we run an active investment programme and are committed to improving our estate of pubs. We also are fully invested in working alongside our licensees during the investment process to bring their ideas to fruition.
Admiral operates under the tenanted and leased model whereby we as the pub company own the pub and agree to rent the premises to you via a lease or tenancy agreement. Most tenancies/leases include a negotiated supply agreement covering the purchase of all drinks categories and possibly a range of other goods and services (hence the phrase ‘tied’ pubs). The level of rent you agree to pay at your pub will be dependent upon the extent of your purchasing obligations. Our rent offers are based on a Full Tie, and hence reflects the lowest rent payable. For licensees on long term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee. The prices you pay for drinks purchased from Admiral are likely to be different to those on the open market. When you take on the pub your BDM will discuss rent and the tie with you.
To enter into any tenancy agreement with Admiral, you will normally have to consider the following costs:
Personal Licence fee – This is the fee for obtaining your Personal Licence which you will require if you intend to be the Designated Premises Supervisor named on the premises licence.
Fixtures and Fittings (e.g. furniture, kitchen equipment, light
fittings, carpets etc) – These are usually valued on the day you enter the property. Whilst we prefer you to purchase the fixtures and fittings outright, there are occasions where we can provide alternative methods of purchase or may consider a rental agreement. Your BDM will discuss these options with you.
Deposit – The size of the deposit (or security bond) varies depending on the property and the commercial terms agreed but is normally the greater of a quarter’s rent or £5,000 and will be held for the duration of your agreement. In exceptional circumstances, we may allow you to pay a lower deposit and build this up over a time period.
Stock and glassware – These are purchased when you take over your pub, at an agreed valuation, from either the outgoing tenant or Admiral.
Working capital – The amount of working capital required (cash available) varies by pub, as each individual business requires different levels of funding. Your BDM will discuss this with you.
Pre Entry Awareness Training (PEAT) – This is mandatory training designed to raise awareness on the matters involved in operating a pub, from agreements, repairs and purchasing obligations. The cost of this course is £100 plus VAT.
Yes absolutely. We are always keen to encourage successful licensees to develop. Our BDMs work together with our licensees to achieve this and identify new opportunities. We also run training workshops to help you to gain the right skills, so you can take the step from running just one business to expanding with a second pub.
Admiral Taverns accept payment by Direct Debit or Open Banking (Pay by Link) only. Our Business Development Managers will discuss which method is most appropriate for you during the application process.
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