Run Star Pub - Ring O'Bells Queensbury

Pub Overview

Ring O Bells is set for a refurbishment of around £125,000 to transform it into the best pub in the area, with high quality trade areas and a stronger community pub offer. What would you do with this pub to make it a success?

The Ring O Bells is located in the village of Queensbury, where there are 4,776 adults within a 10-minute walk of the pub. The current customer base is predominantly wet-led, value-led and traditional, with a loyal and mature demographic. Following the refurbishment, the pub will be repositioned to appeal to a broader and more diverse customer base, with the potential to become a go-to spot for younger professionals and after-work socialising.

The pub is one of a handful of pubs in the area, competing with three other community wet-led venues - The George, Queensbury Tavern and New Dolphin. With the planned internal and external investment, Ring O Bells has the opportunity to stand apart from this competition and rebuild its reputation in the local community.

Ring O Bells is available on our investment tenancy agreement. Please refer to the "Refurbishment Details" section for details of the investment being made.

Attitude is more valuable than experience. If you’ve got the following, we’d love to hear from you.

• Understanding of the local community
• You know what it takes to build a successful business
• You love hospitality and are great with 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 pub’s next chapter...

• Investment Tenancy
• Private Accommodation
• Pub Games

Trading area

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
• 48 internal covers
• HEINEKEN Smart Dispense
• Private accommodation with 2 bedrooms, kitchen, living room 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 2 bedrooms, kitchen, living room 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

£26,018

Annual

Estimated Annual Turnover

£295,833

Annual Rent

£16,072

Entry Costs

Deposit

£4,018

Estimated Fixtures & Fittings Value

£15,000

Stock Valuation

£3,500

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 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 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 months  rent in advance and fixtures and fittings must always be purchased.

A deposit of 6 months  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…