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Waggon & Horses, Westhoughton

Bolton, BL5 3PN

Your investment


Agreement Type

  • Start up rent of £192 per week
  • Fantastic destination food pub
  • Well supported by locals

The Waggon and Horses is situated in a busy residential area just off the M61 Motorway and near to the Reebok Arena also known as Bolton Football Club and a huge shopping area. The Waggon and Horses attract a mixed clientele including families and senior citizens.The area around the Waggon & Horses pub is typically suburban, with a mix of residential neighborhoods, local businesses, and green spaces. Westhoughton itself has a rich industrial history, particularly in coal mining and cotton spinning during the 19th and early 20th centuries Today, it’s a vibrant community with amenities such as shops, schools, parks, and leisure facilities.

Pub Layout

The pub provides several trading areas used for dining or drinking with room for approximately 70 covers in total as well as boasting a conservatory dining area. This site is full of characterful features including stained glass windows depicting local history. The pub is in good condition and provides a great catering kitchen, and from the rear of the pub, customers can enjoy stunning views over the Pennine Moors. The pub company are looking to invest in the Waggon and Horses with the right licensee.

The Waggon and Horses is a destination food specialist pub with an established home-cooked food menu. The pub has a decent reputation but with lots of potential to improve which the future operator should look to build upon to continue to nurture the pub’s growth. This site is well known for delicious, homemade food with a friendly atmosphere and this is what the pub company are looking to continue.

Private Accommodation

The private accommodation provides three bedrooms, lounge, kitchen and bathroom.


Annual Rent: £47,000 – Starting Rent: £192 per week

Security Deposit: £5,000

Working Capital: £4,000

Stock: £3,000

Fixtures and Fittings: To be confirmed upon Valuation  – funding options 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.

Ideally, we are are looking for an experienced couple or multiple operators with a solid food background to ensure that the Waggon and Horses reaches its full potential. Someone who is savvy with social media and is able to bring in new business to this already thriving 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 *

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