Blue Bell Dalston

6 The Square, Dalston, Carlisle, CA5 7PJ

  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston
  • Blue Bell Dalston

Blue Bell Dalston

Fantastic Village Pub - Established Trade

The Blue Bell is a fantastic traditional village pub in Dalston, Cumbria. Dalston is a picturesque large village approximately for miles south of Carlisle and five miles from Junction 42 of the M6 motorway. It is a sought after place to live, serviced by Dalston railway station and a key service centre for a much wider rural area. The Blue Bell has a central location facing onto the village square next to St Michaels Church and a host of independent shops.

Currently the Blue Bell enjoys strong established trade from the local community, as well as having destination appeal. The pub has a good quality homemade traditional pub menu, accompanied by a tempting drink range including a good wine, spirit and cask ale selection. Future potential to boost existing trade lies in driving the wet trade through further building on the community aspect, including additional development of the events calendar.

BDM Vision:

The Blue Bell has a strong village community following and enjoys established local and destination trade through its existing offer, but there is still opportunity to build further on the wet trade by creating even stronger bonds with the local community.

Experienced Community Operator Wanted

We are looking for an operator with good community experience and a strong background in food. You will have the ability to maintain the existing high quality offer, whilst driving the wet trade with the local community.

Pub Features

  • Rolling Tenancy
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing

Trading Area & Facilities

Internally, the Blue Bell has a contemporary country pub decor with appealing stone and parquet flooring, an attractively tiled bar and a fireplace with wood-burning stove. The pub has an open plan L-shape layout, with the bar wrapping round from the bar area to the dining area. The fully equipped kitchen caters for 60 covers.

Externally, the pub has an appealing, well maintained white painted facade with stylish signage and a blue bell. There are picnic benches to the front overlooking the village square and a courtyard beer garden to the rear to make the most of the summer months. The pub does not have a car park, but there is ample free on-street parking in the village square.

Private Accommodation

The private accommodation consists two bedrooms, lounge, kitchen and bathroom. Where required appropriate works will be carried out in line with the Star Pubs & Bars Ready to Trade promise.

Premises Licence Details

Please refer to the Premises Licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 12:00 - 22:30

Financials

Annual Rent £
37,500
Estimated Annual FMOP (Licensee Profit) £
38,068
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
422,897
Estimated Annual Barrelage
166

“The above figures are provided as a guide only and will be finalised as part of the commercial agreement (please download the rent model from Trading Information section for full financial details).

** All figures quoted are exclusive of VAT

*** FMOP = Fair Maintainable Operating Profit

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
5,846
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
7,000
Deposit Amount £
9,375
Rent In Advance £
721
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
25,137
Estimated Minimum Ingoing Costs £
15,445

In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.

The Estimated Licensee Fixtures & Fittings (F&F) Value assumes that the pub will be let on a Rolling Tenancy or Business Start-Up Agreement, where we own the majority of the F&F. The F&F Value for Full Repairing & Insuring Leases will be significantly more.

The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent or £3,000 (whichever is greater) 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.

Other SP&B Ongoing Charges
Estimated Annual Buildings Insurance £
1,033
Estimated Annual Maintenance Compliance Charge £
1,473
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108

The above figures are provided as a guide only and will be finalised as part of the commercial agreement (please download the rent model from Trading Information section for full financial details)

* 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

****** The above figures assume that rent is billed weekly in advance and that Star Pubs & Bars retain ownership of large fixtures and fittings. Initial costs for a Fully Repairing and Insuring lease will be higher as rent is invoiced monthly in advance and all fixtures and fittings must be purchased