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Regal, Armadale

Armadale, Bathgate EH48 3QA

Your investment


Agreement Type

  • Established local community business
  • Prominent high street location
  • Scope to grow a back bar food offering

The Regal is located on the West Main street in the town of Armadale, a town which lies to the west of Bathgate and to the east of Blackridge. Primarily a residential community, the town has a number of different public places, a series of parks, green spaces and nature reserves, many of which lie atop former mines and industrial areas and is popular with walkers who come in search of the spectacular views over the Bathgate hills. Located at the historic crossroads of what were once the main routes from Edinburgh to Glasgow and Bo’ness to Lanark. The M8 motorway is close by, and the recent opening of the Airdrie-Bathgate lines means that it now benefits from four trains an hour to and from Glasgow and Edinburgh.

Pub Layout

The pub is a two storey building on the main high street. The bottom floor is home to the bar and the lounge area with a central bar servicing both rooms. The main bar surrounded by a mixture of fixed and loose seating, complete with high bar stools and steps down to the darts area, along with sofas and TV’s to show televised sports providing a relaxed atmosphere the feel. The lounge area is a quiet and relaxed area with low level mixture of fixed and loose seating could have the potential for hosting private events. There is a small seated courtyard area at the rear of the pub with buildings for extra space. The second floor provides is currently in use for a karate school – this is a long term private let.


This wet-led local provides a strong established day-to-day trade with a traditional community boozer feel. There is an opportunity to build on the existing offer throughout the week with entertainment built around the current offer of live sports being shown throughout the season and live music to encourage younger people to use the facilities. Team sports such as darts and dominoes are a prominent feature here and encouraging this will continue to be vital to trade. Although currently 100% wet let there is scope to introduce a back bar food offering with a possible pizza oven on the bar.



Private Accommodation

There is no private accommodation at this site

Annual Rent: £18,000

Security Deposit: £3,000

Working Capital: £1,500

Stock: £2,500

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.

Training: £325 plus VAT

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


This is an exciting opportunity to run a well established pub business. Admiral Taverns are looking to work with experienced licensee’s, someone with local knowledge who can engage with the community, put their own ideas into the business, attract customers from further afield, have a strong marketing plan and have experience in delivering and developing an established business. The desire to grow the business is essential in ensuring it stays part of the towns circuit and can drive footfall. whilst continuing the excellent work of the current licensee’s.




Small refurbishment to toilets and bar area upon signing a long term agreement.

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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