Wooden Walls Of Old England, Northampton

The Wooden Walls of Old England is located in the affluent Northamptonshire village of Collingtree, which lies just off Junction 15 from the M1 and a few miles from Northampton town centre. The pub has a steep history and is reputed to be over 600 years old and benefits from being the only pub in the village, making the Wooden Walls of England the heart of the community. The village has a junior school, church and village hall along with other local amenities. In recent years have seen the village expand with a couple of new private housing estates being built and close by is a large industrial estate, professional tournament golf course and a Hilton Hote.

Pub Layout

The pub is decorated beautifully throughout, in keeping with its age with traditional exposed stone walls, wooden beams and fires. Internally the pub has two small trading areas, one mainly for the food offer, catering for approximately fifty covers and the bar side being predominately drinks focused. Externally there is car parking for approximately thirty vehicles. To the rear of the pub is an exceptional, unexpected beer garden which is popular all year round with both locals and visitors. This is made up of a hard landscaped paved patio area under two pagodas, ideal for al fresco dining, fitted with heating and lighting making this area accessible even in the cooler months and evenings. This patio overlooks the beautifully maintained lawned beer garden which houses a number of picnic benches and could easily be utilised for community events and festivals.

Currently the pub trades as a quality community local with a good traditional food offer with locally sourced ingredients. The trade is split estimated at 75/25 in favour of wet trade with a good range of cask ales and pub games for the local villagers.

Private Accommodation

The private accommodation consists of three bedrooms, a lounge and a family bathroom all of which are in good order.

Annual Rent: £21,000

Security Deposit: £5,000

Working Capital: £4,000

Stock: £3,000

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 Wooden Walls of Old England is a community focused pub. You will need a good vision and have digital marketing skills to promote this pub online and to the local community. There are many opportunities to drive mid- week trade through sports teams and entertainment. The food offer can be traditional or bespoke to cater for all. Admiral are looking for a licensee with great vision and local knowledge to really unlock this pub’s potential. Simple aspects like quality cask ale, a good food offer, sports teams and a more active social media presence will quickly develop the trade further. There is currently an untapped opportunity with the impressive beer garden, which could easily be home to drinks and music events during the summer along with community and charity events.

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 *