Royal Oak Whitehill (Dovecote Inn)

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Pub Overview

Refurbishment & Name Change Planned

The Dovecote Inn (previously known as the Royal Oak) will receive a full internal and external redecoration, creating a great pub with great food. The bar area will undergo an overhaul, with new a spectacular new backfitting. The timber floors will be cleaned and waxed, and stone floors will receive a deep clean. There will be new lighting and fittings to complement the bric-a-brac. The toilets be refurbished and upgraded. The kitchen will also receive a refurbishment and new kitchen equipment (subject to surveys). The cellar will undergo decorations throughout and allow for new Smart Dispense.

In addition, a fantastic external redecoration will enhance the pub's kerb appeal with new signage and lighting.

Beautiful location

The Dovecote Inn is located in Whitehill Bordon, near the South Downs. Bordon is a town in the East Hampshire district of Hampshire, England. It lies in the interior of the royal Woolmer Forest, about 5.4 miles southeast of Alton. There are c. 2,000 adults within a 20minute walk of the pub, and the pub over indexes in high affluence. The Dovecote Inn is the only pub within a 10min walk time with only one other competitor within a 20min walk time. There is an upcoming housing development in the local area which the pub will also benefit from.

Fantastic potential

The Dovecote Inn will become a staple for local families for a mid-week treat as well as a destination venue on weekends, due to its well-renowned food offer and welcoming environment. The pub will have the ability to appeal to the local demographic, with a welcoming modernised pub, that retains the traditional country feel. There is also a big opportunity to drive good quality food with investment in trade kitchen.

Target customers:

When refurbished, the Dovecote Inn will appeal to a very broad spectrum of customers, including:

A broad range of customers, from families with children to couples enjoying a mid-week treat

Singles coming for a drink and meal after work


When refurbished, the Dovecote Inn will offer:

Premium drinks range, from Amstel to craft beer offering such as Beavertown and Brixton

Traditional pub food at a high standard

Coffee and Wi-Fi

Potential for tasting events & wine pairings as well as traditional pub quiz


If you've benefited from running or owning a pub business, we'd love to hear what experience you can bring.

The right operator for the Dovecote will have extensive experience in hospitality businesses. They will have a clear vision for their menu, calendar of events, and marketing strategy. They will be passionate about creating a memorable experience for their customers.

If this sounds like the incredible pub opportunity you've been waiting for, apply today and tell us what you can bring to this pubs next chapter…


  • Catering Kitchen
  • Refurbishment Planned
  • Car Park
  • Outdoor Trade
  • Private Accommodation

Trading Area & Facilities

The Dovecote Inn will benefit from a full refurbishment with works being done both internally and externally. For a full summary of planned works, please review the 'Refurbishment Details' in the downloads section.

Please 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. This 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. This applies to all pubs in England & Wales as per The Pub Code (2016) .

Private Accommodation

There is private accommodation on site.

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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