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Thatched House, Wakefield

Wakefield, WF3 4AA

Your investment


Agreement Type

  • Zero business rates*
  • Great Location On A Busy Main Road
  • “Hidden Gem” Terrace & Garden


Situated in the village of Stanley along the bustling A642, The Thatched House is a beloved community pub conveniently positioned just 2 miles from Wakefield town centre and near the M62 motorway. Nestled on the edge of a residential area, the pub offers picturesque views overlooking the River Calder. With a local population exceeding 10,000 across all age groups within a one-mile radius, The Thatched House benefits from its close proximity to essential shops and amenities, enhancing its appeal as a neighbourhood hub. Wakefield itself draws tourists to attractions like its cathedral, Ridings Shopping Centre, and art gallery. The pub’s strategic location on a major access route from the motorway network ensures a steady stream of passing trade.

Pub Layout

The Thatched House is a charming traditional pub with a dual-room layout, accessed through a welcoming front entrance lobby. To the right, the tap-room bar area features a well-stocked bar, a pool table, darts oche, and a mix of fixed and loose seating. On the left, the lounge offers a cosy atmosphere with a feature open fireplace and a blend of seating options. The lounge leads into a conservatory, revealing the pub’s hidden gem: a balcony seating area boasting stunning views over the River Calder and surrounding fields. Steps from the balcony lead down to an enclosed beer garden and patio area, complete with picnic benches, a covered seating section, and children’s play equipment. Built on a hillside, the pub includes a small function room at basement level, with convenient access to the garden and separate toilet facilities. The pub is well-equipped with two commercial kitchens (one on each floor), ideal for catering to functions or larger gatherings. Externally, a side car park accommodates approximately 20 vehicles, supplemented by a garage/storage area. The current licensees have maintained high standards throughout the premises, ensuring a welcoming and well-maintained environment for patrons.

The Thatched House currently operates with a balanced approximate 70:30 split between wet and dry sales, with food service available during ad-hoc hours during the week and featuring a highly popular Sunday carvery. The local community forms a robust foundation for day-to-day trade, presenting ample opportunity to expand the food offerings throughout the week. The pub’s layout is conducive to introducing pub sports teams and an entertainment program alongside its food service. Additionally, the function room serves as an additional revenue stream for hosting various events. During warmer months, the garden and terrace areas provide further income opportunities, enhancing the pub’s appeal as a gathering place.


Private Accommodation

The private accommodation on the first floor is in good order and of a comfortable size, and comprises of three bedrooms, lounge, kitchen and bathroom.


Annual Rent: £24,500 – Start up rent available

£288 per week (net)

Security Deposit: £3,000 (building bond to £5,000)

Working Capital: £2,500

Stock: £3,500

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

Training: £325 plus VAT

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

The Thatched House presents an exceptional opportunity for either an individual or couple capable of delivering a high-quality, home-cooked pub food experience throughout the week, complemented by a renowned Sunday lunch offering. Whether an experienced licensee or someone with catering expertise looking to take the next entrepreneurial step, the new licensee will have the platform to excel. There is significant potential to enhance and diversify the current drinks selection, catering to a broader clientele and increasing overall customer footfall, spending, and pub turnover. Introducing new products and premium options across all drink categories will attract a wider range of customers for various occasions, ensuring sustained growth and community appeal.


Admiral Taverns is preparing to launch a substantial Capex investment initiative tailored for an experienced licensee who possesses the requisite funding to acquire the pub’s fixtures and fittings. This initiative forms part of an extensive joint investment program aimed at revitalizing and transforming selected establishments.

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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