Three Horseshoes, Bury St Edmunds

Located approximately eight miles west of Bury St Edmunds and 2 miles from the A14, Barrow is a picturesque village in the heart of Suffolk. Surrounded by beautiful countryside, it is home to a host of traditional amenities such as a village hall and doctors’ surgery, primary school and village green. There’s also a convenience store, post office, equestrian shop, poodle parlour and coffee shop in the area. The Three Horseshoes is located on the main road in Barrow.

Pub Layout

Internally there are two bars, and the rear area has been extended to include a sports area with a pool table. This is currently being used as a dining/function area. The site also benefits from a catering kitchen. Externally there is a good-sized car park and a large rear garden with a decked area. The Three Horseshoes is in good condition and has been well looked after by the current very experienced publican.

The Three Horseshoes is a community local serving the locals with the bonus of an active Golf Society. Currently, the pub does have a simple food offer including great Sunday roasts. The opportunity to drive the food business here is substantial.

Private Accommodation

Consists of two good sized double bedrooms, domestic kitchen, lounge and bathroom.

Annual Rent: £17,250

Security Deposit: £6.250

Working Capital: £3,000

Stock: £2,000

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 Three Horseshoes should offer community activities and local activities like quiz nights, bingo to ensure that it establishes itself at the heart of the community. The new operator should be a community-minded individual who understands the means and methods of bringing the community together and has the vision to ensure all groups have something to come to the pub for.  There are lots of local amenities that can unlock potential growth. Strong catering credentials would be a serious advantage to get the best out of this well equipped and well locating pub.

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 *