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Thornton Arms, Burnley

Burnley, BB10 3JS

Your investment


Agreement Type

  • Strong, established community local business
  • Huge pub with a fantastic function room
  • Fantastic food operation.

The Thornton Arms is a large, detached pub on the outskirts of Burnley, situated on Brownside road between the Brunshaw area of Burnley and the village of Worsthorne. The Thornton Arms is the only pub in the Brunshaw area of Burnley with some 4,300 residents living within half a mile of the pub. The Brunshaw area and the nearby village of Worsthorne are fairly affluent areas and the pub is used primarily by these residents along with customers from further a field who visit for the quality food, entertainment and televised sport that the pub provides in abundance. The Thornton Arms also benefits from being just one mile away from Premier League’s Burnley Football Club and benefits significantly from this on match days.


Pub Layout

Refurbished to a high standard back in 2019, the pub is in fantastic condition, with a modern décor which fits sympathetically with its stone built exterior. Three main rooms, are supplied by two well stocked bars allowing for a main bar area, dining area, and an area that can be closed of for functions, which is well-utilised. The fully equipped catering kitchen is situated behind the two bars and is of sufficient size to cater for the 100+ covers that the pub provides, as well as for the many functions and events held there.  Sport is also a vital part of this pub with an annexed area, complete with a pool table, darts throw and fruit machines. To the rear of the pub there is a good-sized sun-trap patio area for customers to use in the warmer months, with commanding views over the countryside. The pub benefits from a significant sized car park, with space for at least 30 cars, and coaches have used here before as a set off and drop off point for Burnley’s away fans on match days. Also to the rear of the property there is a good-sized stone outbuilding that is currently used for storage, but with some thought, could be changed in to an outside bar and seating area for the cooler months.


The pub’s turnover is made up of approximately 70% drinks and 30% food. There is a great draught range of core and premium lagers, fruity ciders, along with local cask ales and other nationally recognised and well-loved beers. The pub has a fantastic mix of premium spirits, party shots, as well as your traditional favourites. Quality gins, vodkas and rums are stocked on the back bar, perfectly served with quality mixers. A great selection of wines is available and prosecco for those wishing to celebrate or party in style. Sky and TNT Sports are available for those customers wanting to catch the big match and a number of screens throughout the pub make it easy to watch the football throughout the pub. Local singers and bands play at the weekends entertaining customers who don’t want to travel into Burnley town centre. The pub has a darts and pool team, providing steady trade during weekday evenings. Food is available throughout the week. The pub currently operates a burger menu and pizza menu, as well as traditional pub classics and a hearty Sunday lunch. The pub is well-known for the quality of its food, both as a casual dining pub for the locals and a more destination food pub for customers further afield.

Private Accommodation

The private accommodation is on the second floor and consists of three good-sized bedrooms, a kitchen, bathroom, and lounge area. Accommodation can be accessed through a private door to the rear of the pub.

Annual Rent: £34,000

Security Deposit: £5,000 

Working Capital: £2,000

Stock: £3,000

F&F: TBC – 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 established business for an experienced licensee to come in and develop further. It’s a multi-faceted business with food, functions, strong wet sales, entertainment and sports, all contributing to its turnover and a well-rounded retail offer is key to its continued success. Building on expanding the current food offering, catering for additional functions and events, strengthening ties within the community and having a strong marketing plan to promote this will improve on the fantastic job completed over the last 14 years by the current licensee and further the strength of the Thornton’s community presence.



An investment would be considered with the right licensee and upon provision of a well-considered business plan.

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.

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