Edwards Bar South Queensferry
24 Hopetoun Road, South Queensferry, EH30 9REAgreement Type:
Foundation Tenancy
View details for Edwards Bar South Queensferry
Boverton Castle Hotel Llantwit Major
Boverton Castle Hotel Llantwit Major
Boverton Castle, Llantwit Major, CF61 1UH Pub Code: 2301945101
Pub Code: 2301945101
Investment TenancyEst. Annual Turnover: £497,671
Annual Rent: £32,839
A refurbishment of around £267,000 is planned to transform Boverton into a premium local with distinct dining and sports areas, refreshed interiors and stronger external appeal.
What would you do with this pub to make it a success?
About the area
Boverton is located in a small but busy village, with an historic castle opposite the pub and around 1,060 adults living within walking distance. There are four competing pubs nearby, making Boverton one of a handful of pubs serving the local area. The pub already attracts a loyal, more mature customer base, while the planned investment will broaden its appeal to families, casual diners, local residents and visitors. By creating a more defined premium local offer, with dedicated spaces for dining and sport, the pub will be better placed to encourage more walk-ins and destination visits.
The offer
Boverton is available on our investment tenancy agreement. Click here for more information on this agreement. Please refer to the 'Refurbishment Details' section for details of the investment being made.
Who we're looking for
If you’ve benefited from running or owning a pub business, we’d love to hear what experience you can bring. The right operator for Boverton will have extensive experience in quality pub and hospitality businesses with a strong food, drink and events offer. They will have a clear vision for the food and drink menu, weekly and monthly events and the pub’s wider rhythm of the week, and can create a memorable experience for their 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…
Trading Area & Facilities
The refurbishment will cover both the interior and exterior of the pub. 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
- Dining area
- Snug area
- Separate games and sports zone
- 70 internal covers
- Function room
- Catering kitchen
- HEINEKEN SmartDispense
- Pub garden with 40 external covers
- 20-space car park
- Three-bedroom private accommodation
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
The private accommodation at The Boverton Castle consists of three bedrooms, a bathroom and a kitchen with a lounge area.
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
£35,710
Annual
Estimated Annual Turnover
£497,671
Annual Rent
£32,839
Entry Costs
Deposit
£8,210
Estimated Fixtures & Fittings Value
£20,000
Stock Valuation
£4,000
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, SmartDispense. 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 (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.
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, SmartDispense. 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 (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.
What we're planning & why
Boverton is set to benefit from an estimated £260,000 investment covering both the interior and exterior of the pub. The refurbishment will create a more clearly defined premium local, with refreshed trading spaces, dedicated dining and sports areas, improved external presentation and upgrades to the private accommodation.
Unlike standard terms for Investment Tenancies, we're offering the option to rent the Fixtures & Fittings for this pub. Ask us for more information!
What's happening?
The investment will refresh the pub throughout and make better use of its existing spaces. Externally, the scheme includes full decoration to customer-facing areas, a new signage scheme and repair works to strengthen the pub’s kerb appeal. Inside, the sports area will receive refreshed décor and panelling, improved lighting, repositioned TVs, new blinds and an updated darts and pool environment, helping create a dedicated space for live sport and games.
The bar and dining areas will also be upgraded with new flooring, lighting, decorative finishes and improvements to the bar servery and back fittings. The dining area will be positioned to support a full pub menu, including a strong Sunday lunch offer, while the bar will showcase a full range of great beers. A full coffee machine will help support daytime trade, and the operator will be expected to build a consistent rhythm of weekly and monthly events to drive repeat visits.
Further works include improvements to the kitchen, customer toilets, lobby and three-bedroom private accommodation, alongside repairs and upgrades to customer-facing fixtures and finishes. Together, these works will create a more polished and versatile pub capable of attracting locals, families, casual diners and visitors to the village.
Why invest?
This investment is designed to help Boverton rebuild its reputation in the local community and unlock more value from its existing trading spaces. By combining stronger kerb appeal with distinct dining and sports areas, a broader food and drink offer and a regular events programme, the pub will have more reasons for customers to visit throughout the week. Following the refurbishment, turnover is expected to rise to around £9,000 per week.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
Boverton Castle, Llantwit Major, CF61 1UH
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To apply for this pub or for additional information, please contact us directly
Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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