Three Merry Lads, Cutthorpe

Admiral Taverns is seeking an experienced licensee to run a thriving community pub in a village setting. The ideal licensee(s) will have a strong background in managing community-led pubs and building lasting relationships with local customers. Catering experience would be an advantage, though it is not essential as there is clear potential to expand the food offering, which would be well received by the local community. The successful applicant will be expected to actively support local activities, events and charities, embedding themselves and the pub at the heart of village life. The pub already benefits from an excellent local reputation, and the new licensee should be committed to maintaining and enhancing this, with a clear focus on sustainable growth. A well-executed marketing plan and a strong, consistent rhythm of weekly events will be key to driving footfall and sustaining trade.

Pub Layout

The trading area is arranged in a traditional two-room layout, centred around a well-positioned main bar. To the front of the property is a spacious open-plan lounge and dining area, which has been thoughtfully modernised with feature walls, contemporary lighting and soft furnishings. A welcoming open fire creates a warm and relaxing atmosphere, making it an ideal setting to enjoy a drink or meal. This room benefits from its own large bar servery, along with a designated dining section towards the front of the pub, furnished with a combination of fixed and loose seating to provide flexibility. To the rear, the second room is currently operated as a traditional tap room. This space offers a more informal setting, complete with a pool table, television and darts oche, together with a separate bar. In addition, the pub features a private first-floor function room with its own bar counter and wooden dancefloor. This versatile space is well-suited to small functions, private parties, training sessions, or business meetings. Supporting the trading areas is a well-equipped commercial catering kitchen with ample preparation and storage space, along with a ground-floor cellar. Externally, the pub benefits from a substantial customer car park, comfortably accommodating approximately 20 vehicles.

The Three Merry Lads currently operates as a traditional village pub, popular with both casual diners and drinkers alike. The business benefits from a strong and well-established base of regular trade throughout the week, with occasional events receiving excellent support from the local community. There is clear scope to further develop the business by enhancing the existing food offering, introducing regular themed dining nights and complementing this with an extended range of cask ales, premium wines and spirits. Such initiatives would broaden the pub’s appeal and increase average spend. The versatile two-room layout naturally supports the development of pub sports teams alongside a strong food-led proposition and regular entertainment schedule. In addition, the private first-floor function room presents a valuable opportunity to grow function trade, creating an additional and sustainable income stream through private hire, celebrations, corporate meetings and community events.

Private Accommodation

The private accommodation is located on the first floor and is in good order. It consists of three good-sized bedrooms, lounge, bathroom and kitchen.

Annual Rent: £18,303

Security Deposit: £5,000 or the equivalent of three months’ rent, whichever is greater

Working Capital: £5,000

Stock: £5,000

Zero Business Rates*  Based on the draft rating list for April 2026, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *

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.

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

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 – A security deposit is required when applying for a pub with Admiral.  This will be the greater of £5,000 or three months’ headline rent. The deposit is held on your account and returned when you leave, subject to your final account balance and the condition of the property.  We will also carry out a credit check as part of your application, which may affect the deposit amount required.

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 – £350.00 – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme.  Held online over two days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.

Service Charge Cost – £65.86 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 draft rating list for April 2026, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *

Low Business Rates** – Based on the draft rating list for April 2026, this has been estimated using the new Supporting Small Business Scheme (SSBS) limiting rates payable to circa £1000 in 2026/27. Please note this applies only to pubs marked with ** and SSBS may be subject to future changes by HMG.