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Swan, Braintree

Braintree, CM7 1UL

Your investment

£12,000

Agreement Type

Tenancy

The Swan is situated in the centre of Braintree on the Market Square so is in a very prominent position. Braintree itself is a market town with a population of 42,000 and the demographics especially in the local villages are good.

The Swan is situated in the centre of Braintree on the Market Square so is in a very prominent position. Braintree itself is a market town with a population of 42,000 and the demographics especially in the local villages are good. Braintree has the nearby massive freeport shopping area and is also on the A120 which links direct to Stansted Airport just 30 minutes away. There is a multiplex cinema a bowling alley and various restaurants and shops within the freeport. Braintree has two main market areas that link throughout the town, which are run twice weekly, on a Wednesday and a Saturday. They are based outside the town hall in market square, and also run along Bank Street and the High Street. The High Street is mainly a pedestrianised area, which allows only buses to commute through the town.

Pub Layout

The Swan has a large central bar with seating areas all around, there are separated areas behind the main bar which one houses a pool table but may be more suitable for guests eating. There is a large patio garden and a commercial catering kitchen which was refurbished little over two years ago and is compliant. There is also council permission for two tables to the front of the pub which will help the pub promote daytime trade.

The pub trades as drinks led only though we believe there is a strong market for a daytime food offer considering the number of visitors to the town. There is entertainment at weekends and more locals led throughout the week. We are proposing a refurbishment for the Swan so the business can move more to a premium level. We are looking for an operator that can maximize the potential here rather than how the pub currently trades.

Annual Rent: £17,000

Security Deposit: £5,000

Working Capital: £4,000

Stock: £3,000

Fixtures and Fittings: Upon Valuation  –  Funding options 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: £250 plus VAT

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

Private Accommodation

Private accommodation consist of three double bedrooms, two bathrooms, kitchen, large lounge and large office.  There is also a separate private entrance to the private quarters. In reasonable condition but in need of some decoration.

We believe the Swan is currently trading far below its potential. The whole offer needs refreshing with a degree of food during the day and a tavern style gathering point in the evening with entertainment at weekends.

Currently open from 11:00am, though weekend hours vary especially Sunday’s. Note: The current licensee is leaving the pub business through personal issues so hours have varied.

Proposed opening times – Proposed would be to open from 10:00am for coffee and throughout the day.

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)

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

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

Training – This is required when taking on a Business Support Agreement.  Included is an e-learning package for you and your staff and attendance to our ‘Set Up To Succeed’ workshop held at our Head Office in Chester.  Please note, you will be required to attend this workshop before signing a long term tenancy agreement.

Service Charge Cost – £30.10 per week – This is a weekly charge that includes statutory compliance certification (including Annual CP12 and CP42 gas test), cellar cooling services (including full insurance to cover repairs and / or replacements), Health & Safety Essentials (including assessments) and Licensing Support.

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