8224L

• Traditional inn situated in a prime high level footfall location in the sought after market town of Dunstable.
• Welcoming and relaxing Main Public Bar (circa 40) and a versatile Function Room (circa 30).
• Well-equipped Commercial Catering Kitchen.
• Impressive 2 Bedroomed Family Accommodation.
• Advised current turnover circa £300,000 (incl. VAT).
• Trade derived from circa 90% wet sales and 10% food sales. Massive potential for catering focussed operators.
• Presented in excellent decorative order having been refurbished throughout with no expense spared.
• Long Lease - Wellington Pub Company ‘FREE OF TIE’ renewable lease with approximately 18 years remaining.

Location

This excellent business is located in the diversely populated market town of Dunstable, in the glorious county of Bedfordshire and can be easily reached from junction 11 of the M1 motorway. Situated within the commuter belt of the capital city of London and also having excellent road communications providing easy access to the A1(M), M25, M1 and M11 motorways making this superb location an extremely popular commuter area for the major motorways and the major international airports of Luton, Stanstead, Heathrow and Gatwick. The market town of Dunstable is also within the catchment area of many similar affluent towns and villages in addition to being situated close to Hitchin, Luton, St Albans and Milton Keynes making this superb inn ideally positioned to draw trade from the nearby surrounding towns and villages which provide an excellent level of repeat trade. A compelling trade opportunity.

THE PROPERTY

This substantial and imposing award winning ale house occupies a prominent and easily accessible trading position.

Main entrance at the front leading into the lobby with access into the main Public Bar.

Public Bar (circa 40) being L-shaped is a good sized room exuding a welcoming and relaxing ambience.

There is a feature central brick built return bar servery with a solid polished counter with a matching back fitting having trade optics. The room is well furnished with a good range of loose polished tables, polished poseurs, chairs, upholstered perimeter seating and upholstered bar stools. There is also a lovely brick built fireplace with an inset coal effect gas fire, a darts throw and an AWP. Access to the W.C’s, Beer Garden and the Function Room.

Function Room (circa 30) is a versatile and multi-functional room ideal for meetings, private parties and wakes etc and is furnished with loose polished tables and upholstered chairs. The room is also utilised for the award winning beer festivals that our clients facilitate and could also be utilised as a restaurant. Access to the Beer Garden.

Catering facilities include a well-equipped Commercial Kitchen with stainless steel appliances and preparation surfaces (appliances not tested).

Lower Ground Floor Cellar with dray drop, pumps, python, tilt racks, post mix and cooler.

Ladies and Gents W.C.’s.

OWNERS ACCOMMODATION

Situated on the 1st floor, being a good size and presented in excellent decorative order and briefly comprises: 2 bedrooms, lounge, kitchen and bathroom.

EXTERNAL

There is an enclosed brick paved Beer Garden (circa 30) at the rear with timber picnic benches and tables and chairs. There is also a good sized brick built store room, a timber bottle store and a brick built covered barbeque.

TRADING HOURS

We are advised that the business trades with the benefit of the Premises Licence (not seen) which permits the sale of alcohol during the hours of:

Sunday – Thursday – 10.00am – 01.00am

Friday & Saturday – 10.00am – 02.30am

The current opening hours are as follows:

Monday – Saturday – 11.00am – Midnight

Sunday – Midday – Midnight

NB. Important. Prospective purchasers wishing to continue to operate the public house should ensure that they gain the APLH Qualification in readiness for their intended operation of the Public House.

GENERAL REMARKS

The business is offered for sale as a lease assignment with approximately 18 years remaining of the Wellington Pub Company full repairing and insuring, renewable agreement. We are advised that the inn is ‘FREE OF TIE’. We are informed that the rent is currently £37,000 per annum. We are advised that at the end of the term, the Lease (not seen by Guy Simmonds) should be renewable with no further premium – subject to the provision of the Landlord & Tenant Act 1954. We are advised that the inn benefits from all mains services and uses gas fired central heating (no services seen or tested). Business rates are advised as being circa £7,000 per annum.

THE BUSINESS

Our vendor clients operate this excellent business on a ‘hands-off’ basis with the assistance of 1 full time and 2 part time members of staff.

Trade is currently derived from circa 90% wet sales and 10% food sales. Whilst emulating the current successful business model; there is still immense potential for a new full time hands-on owner operator partnership with previous experience of running a food orientated operation enabling them to take this business to the next level by exploiting the obvious food potential that is to be found here. There are many additional areas of potential to increase sales and profitability by implementing a strategic marketing campaign to utilise the premises for private parties, wakes and functions etc. There is also immense potential due to the high level of footfall and passing trade emanating from the exceptionally busy local commercial businesses and shops to facilitate early opening hours and to provide coffee and breakfast etc which would have an incredible positive impact on the turnover and profits. Advised current sales are circa £300,000 (incl. VAT).

This bustling ale house is an extremely well-established and successful business and in our opinion with the above areas of potential we would quite easily expect fully focussed and fully committed operators to achieve a turnover well in excess of £400,000 (incl. VAT).

Accounting information will be made available to interested parties after viewing.

Viewing appointments must be made by contacting Guy Simmonds at sales@guysimmonds.co.uk.

Details Prepared: March 2019