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Blacksmiths Arms

High Street, Coventry, CV8 3EY

Pub Code: 2302754101

Key Features

  • Hub of Community
  • Outdoor Trading Area
  • Traditional Pub Games
  • 15 Parking Spaces

Est Min Ingoing Costs: £10,015

Annual Rent: £20,524

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More Information

Traditional Village Pub


The Blacksmith’s Arms is situated 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.


Community-Minded Food Operator

The Blacksmith’s is a real community pub, and the ideal candidate must be able to marry the needs of the local population with the entrepreneurial flair required to develop the food offer.  As well as offering excellent home-cooked food they must be prepared to be the vital hub for the village too.

  • Foundation Tenancy

  • Live Sports

  • Pub Games

  • Car Park

  • Outdoor Trade

  • Private Accommodation

Trading Area & Facilities

Internally the pub has a traditional bar and sports area as well as a light and airy dining room with circa 20 covers.  The pub has been recently refurbished to a high standard and has a cosy and inviting feel.

Externally the pub has outstanding kerb appeal thanks to the recent decoration and signage update.  There is a lovely external seating area to the side of the building and a large car park for around 15 cars.

Private Accommodation

Private accommodation consists of two bedrooms, lounge, kitchen and bathroom. In line with our Ready to Trade Promise, we will ensure the private accommodation is in good condition, so that you can focus on your business.

Premises Licence Details

Please refer to license for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 -
00:00
11:00 -
00:00
11:00 -
00:00
11:00 -
00:30
11:00 -
01:00
11:00 -
01:00
11:00 -
23:00

Annual Rent £
20,524
Estimated Tenants Annual Operating Profit £
21,023
Representative HEINEKEN UK Brand Discount Per Barrel £
150
Estimated Annual Turnover £
306,283
Estimated Annual Barrelage
188
* 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

Ingoing Costs
Estimated Licensee Fixtures and Fittings Value £
7,500
Estimated Fixtures and Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
5,131
Rent in Advance £
395
Training Fee £
425
Estimated Designated Premises Supervisor / Manager Fee £
60
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
19,646
Estimated Minimum Ingoing Costs £
10,015
In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
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 are not included in the rent model or ongoing costs below.
Note that on FRI 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.
Other SP&B Ongoing Charges
Estimated Annual Building Insurance £
1,928
Estimated Annual Maintenance Compliance Charge £
1,862
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6108
Estimated Annual Repairs Fund £
1300
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
** Deposit build up will be payable over a maximum of 24 months
*** Fixtures and Fittings annual rental fee should be estimated at 15% of the F&F value. The actual F&F value will be determined on the day of entry
**** Maintenance Compliance Charge relates to the fees for various statutory inspections
***** Estimated Legal Fees is a charge applied to your account by SP&B for creation of your Lease. You are required to engage and pay for your own solicitor - your solicitor's fees are not included in the above estimate

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