Upton Arms Near Pontefract

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Pub Overview

Well Established Community Local

The Upton Arms Hotel is located in the village of Upton, close to Pontefract and Doncaster. The pub is surrounded by largely mixed residential housing, and it benefits from being one of the three pubs that are found in an area with around 3,400 adults. This great customer base is built up of families and mature couples looking for a quality local pub with a good food offering.

This is a large community pub which is traditional in decor and in good condition. The site has multiple income streams from its three letting rooms and 100 person function room - allowing the operator to maximise turnover during big occasions. The main trading area has a dining room to the back that hosts its popular mid-week and Sunday Carvery's. In addition to this, it has a fantastic outdoor play area for the family, as well as an outdoor trading area, to ensure there is a spot in the sun for everyone in the summer months.

In terms of an offer, we are looking for its next operator to maintain and build on an already strong and established trade. The site has good live entertainment and a selection of pub games such as pool and darts available to its customers. It offers a selection of cask ales and coffees to go alongside its vast pub classic menu that includes not only burgers, steaks and pies - but also its exceptionally popular carvery.

Community Focussed Operator Wanted

We are keen to partner with an operator who is focussed on delivering a great offer for the local community and is next to none in terms of their customer service. It would be beneficial to have experience in delivering a food offer and an interest in maximising the use of the letting and function rooms.

Features

  • Catering Kitchen
  • Childrens Play Area
  • Foundation Tenancy
  • Function Room
  • Letting Rooms
  • Live Sports
  • Pub Games
  • Car Park
  • Cask Ale
  • Outdoor Trade
  • Private Accommodation


Trading Area & Facilities

Inside, the pubs main trading area leads on to a dining room that is used largely during busy carvery servings. The hotel consists of three ensuite letting rooms, and an additional dining space for serving breakfasts to its overnight guests. Upstairs there is a fantastic large function room that is in great condition. The cellar homes our cutting edge Smart Dispense system to ensure every pint is as fresh as possible whilst reducing your waste.

Outside, the pub sits on a prominent street corner, and has a large appealing tudoresque exterior and a wealth of space in the car park. The pub has a large play area for all the family to enjoy and an outdoor trading area for the summer months.

Private Accommodation

Private accommodation consists of three bedrooms, living room, kitchen and bathroom. Where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade promise.

Pub Financials

Annual Rent £
21,375
Estimated Annual Turnover £
388,789
Deposit £
5,343
Estimated Fixtures & Fittings Value £
10,000
Estimated Stock Valuation £
6,000
Estimated Working Capital £
3,500
Estimated Total Ingoing Costs £
24,843
Estimated Minimum Ingoing Costs £
11,281

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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