Newborough Arms Caernarfon

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Pub Overview

Major Refurbishment Planned

A major refurbishment will transform the Newborough Arms into a premium local pub. We will breathe a new lease of life into this site with our planned investment. The redecoration of the existing beer garden and covered pergola to the front of the pub will attract customers throughout the year and offer a fantastic space during the warmer months. The multiple trading areas inside the pub, including the dining and bar area, will be uplifted from a full re-decoration. Outside the pub, the refurbishment will include all new signage and lighting. The existing beer garden will be redecorated and plenty of new benches will be added to the front drinking area.

Tourism Hotspot

The Newborough Arms is located village of Bontnewydd, 5 minutes' drive south of Caernarvon. Caernarvon has one of the best castles in great condition and is the gateway to the "Westest Wales" towns of Pwllheli, Porthmadog and the Llyn Peninsula. Within a twenty-minute walk time there are 947 adults that this pub will appeal to. The local demographics have better than average affluence. The Newborough is the only pub in the village.

Major Potential

The Newborough Arms will operate as a community favourite once refurbished. The planned investment will allow us to fully re-decorate the pub with new fixed seating, new back bar and refinished countertop. These changes as well as the fabulous garden, and re-decorated pergola, will give the pub the ability to appeal to a broad spectrum of consumers who want to meet friends for a drink or to dine throughout the year. With 99 internal and 84 external covers and a function room, this pub has bags of potential. All we are looking for is the right operator...

The newly refurbished The Newborough will appeal to:
  • A broad range of residents in the local area.
  • Passing trade & strong tourism trade throughout the Spring, Summer, and Autumn from the nearby caravan parks

When refurbished, The Newborough will offer:
  • A focused range of premium and favourite beers, ciders, craft beer and cask ale. Also, wines, spirits and minerals
  • A quality assorted menu including specials and pub classics
  • Coffee and Wi-Fi will be a lucrative way to entice customers throughout the day
  • Entertainment will be a strong addition to the pubs offer, such as regular live music / entertainment and live sport


  • Catering Kitchen
  • Function Room
  • Outdoor Trade
  • Private Accommodation
  • Investment Tenancy

Trading Area & Facilities

The Newborough Arms will be undergoing a refurbishment which will cover the interior and exterior of the pub.

A full list of works and pub floor plan can be found in the 'Refurbishment Details' in the downloads section.

Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process. Where a significant investment is made in a pub by Star Pubs & Bars, an "Investment Exemption" will be required. The exemption means that the option of a Market Rent Option lease won't be available at rent review for a period of up to seven years for this site, as per The Pub Code (2016)

Private Accommodation

Private accommodation onsite consists of three bedrooms, a kitchen, a living room and a bathroom.

Pub Financials

Annual Rent £
Estimated Annual Turnover £
Deposit £
Estimated Fixtures & Fittings Value £
Estimated Stock Valuation £
Estimated Working Capital £
Estimated Total Ingoing Costs £
Estimated Minimum Ingoing Costs £

The above figures are provided as a guide only and will be finalised as part of the commercial agreement. All figures quoted are exclusive of VAT.

Estimated Working Capital is an estimate of key start-up costs such as professional fees, training fee, premises license fee, F&F valuation fee & till floats. There will be additional ongoing charges payable during the term of the agreement such as property maintenance, repairs fund, SmartDispense. These costs will be outlined prior to completing a business plan and finalised at Heads of Terms.

The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs should be included in your financial assumptions in your business plan. Note that on FRI and Investment Tenancy Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased. A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors. In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.

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