Run Star Pub - Darley Inn

Pub Overview

A refurbishment of around £125,000 is planned to transform The Darley into a refreshed, well-invested community wet‑led pub with stronger appeal across the local area. What would you do with this pub to make it a success?

The Darley is located in a village setting in Barnsley and is surrounded by a ready‑made local customer base. Situated on the high street, just down the road from Worsbrough Dale Park, this is a pub with the chance to strengthen its place in the community and rebuild its reputation through investment.

The pub benefits from being one of a handful of pubs found in an area of around 3,580 adults within a 10 minute walk. Its current customer base is predominantly wet‑led, but the investment creates an opportunity to broaden the appeal and attract a more diverse mix of guests, including younger adults looking for a go‑to local for drinks and social occasions.

The Darley is available on our investment tenancy agreement. Please refer to the Refurbishment Details section for details of the investment being made.

• Understanding of the local community
• You know what it takes to build a successful business
• You love hospitality and are great with customers

• Pub Games
• Private Accommodation
• Investment Tenancy

The refurbishment of the pub will cover both the interior and exterior. A full list of works and pub floor plan can be found in the Downloads section. The pub's trading area and facilities post refurbishment will be:

• Main trading area with bar
• Snug area
• Separate games/sports zone
• 75 internal covers
• 20 external covers
• HEINEKEN Smart Dispense
• Small patio
• Private accommodation with 3 bedrooms, kitchen, lounge and bathroom

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, 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 with 3 bedrooms, kitchen, lounge and bathroom.

With our 5 Star Promise, the rent at the start of your agreement is fixed until the end of its initial term.

Indicative entry costs: £37,987
Annual Estimated Annual Turnover: £293,149
Annual Rent: £17,947
Deposit: £4,487
Estimated Fixtures & Fittings Value: £25,000
Stock Valuation: £5,000
Working Capital

Required:

£3,500

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, Smart Dispense. These costs will be outlined prior to completing a business plan and finalized 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.

• New External Signage
• New Pub Games Zone
• Interior Decor Refresh

A £125,000 investment is planned at The Darley, covering both the interior and exterior of the pub. The aim is to refresh the space, improve kerb appeal and strengthen the overall offer so the pub can become the best in the area as a well‑invested community wet‑led…