Blacksmiths Arms

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Pub Overview

Traditional Village Pub

The pub itself is located at the heart of the village of Ryton-on-Dunsmore. Ryton has a population of circa 1,800 and is easily accessed from the A45 between Coventry and Rugby. It is a traditional village pub with an excellent opportunity to expand the food business to the locals and as a drive-to destination.

The pub benefits from good demographics have med/high affluence in the area with limited competition with only one other pub within a ten-minute walk time of the pub. The Blacksmiths Arms offering will be a 'premium local' which there is a gap in the market for in the local area.

A pub with huge potential

The Blacksmiths Arms will slot into a gap in the local market, offering good homecooked food and a great mix of traditional cask, lager and cider as well as a quality spirits and wine. As well as a unique atmosphere to compete with the local competition. The pub has 30 internal covers and 25 externals. All we're looking for is the right operator with the right vision. A great food offer is essential, and you will be comfortable working behind the bar and in the kitchen.


  • Live Sports
  • Pub Games
  • Car Park
  • Outdoor Trade
  • Private Accommodation
  • Investment Tenancy

Trading Area & Facilities


Once refurbished, The Blacksmiths Arms offer will include:

Quality, traditional pub food

Premium drinks offer including lagers, craft beers, wines, ciders and spirits.

A coffee offer to increase daytime trade
Weekly sport, quiz and theme nights throughout the week


A complete redecoration and refurbishment to the indoor and outdoor trading spaces.

A sympathetic refurbishment which will include, strip, stain and repolish existing timber floor, bar re-decoration, re-vamped sports area, re-decoration and some new fixtures and fittings.

Private Accommodation

Private accommodation consists of two double bedrooms, lounge, kitchen and bathroom and office.

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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