White Swan Ockbrook
19 Church Street, Derby, DE72 3RBAgreement Type:
Foundation Tenancy
View details for White Swan Ockbrook
Bulls Head Denby
Bulls Head Denby
17, Denby Common, Ripley, DE5 8PW Pub Code: 2302442101
Pub Code: 2302442101
Investment TenancyEst. Annual Turnover: £745,849
Annual Rent: £45,768
Pub Overview
A £410,000 investment is planned to transform the Bulls Head into a premium countryside food destination with a standout offer in a rural setting. What would you do with this pub to make it a success?
About the area
The Bulls Head is located in Denby, a picturesque rural setting surrounded by open countryside, offering a peaceful escape while still being within reach of several nearby population centres. Positioned close to Denby Pottery and Visitor Centre, the pub benefits from both local residents and visiting tourists.
With just five pubs serving a local population of around 1,534 adults, competition in the immediate area is limited. However, the real opportunity lies in its wider catchment, with 226,277 adults within a 20-minute drive time, making this a true drive-to destination site. The refurbishment will reposition the pub to fully capitalise on this, attracting customers willing to travel for a high-quality food-led experience.
Demographics
The immediate customer base is made up predominantly of mature adults, while the wider drive-time catchment offers access to a much broader and more diverse audience. The enhanced offer will appeal to diners, couples and groups seeking a premium countryside dining experience, as well as destination visitors exploring the local area.
The offer
The Bulls Head 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 the Bulls Head will have extensive experience in destination food outlet hospitality businesses. They will have a clear vision for their food and drinks menu, entertainment offer and marketing strategy 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
- Separate dining room
- 124 internal covers
- 80 external covers
- Catering kitchen
- HEINEKEN SmartDispense system
- Beer garden
- Car park with 49 spaces
Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process.
Private Accommodation
Private accommodation at the pub consists of two bedrooms, bathroom, kitchen and living room.
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
£77,942
Annual
Estimated Annual Turnover
£745,849
Annual Rent
£45,768
Entry Costs
Deposit
£11,442
Estimated Fixtures & Fittings Value
£53,000
Stock Valuation
£10,000
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
Refurbishment details
This is a full internal and external refurbishment, supported by a £410,000 investment, designed to completely transform the Bulls Head into a premium Great Pub Great Food destination.
What's happening?
The refurbishment will deliver a full internal overhaul, improving the layout and flow of the pub while upgrading the kitchen and all trading areas to support a high-quality, food-led operation. This will enable the pub to deliver a strong, home-cooked food offer prepared on site, a key differentiator in the local market.
Externally, the pub will benefit from a full transformation including redecoration and the creation of enhanced outdoor spaces, aligning the external experience with the premium internal finish. These improvements will significantly boost kerb appeal and help position the pub as a must-visit destination.
The drinks offer will include a full range of premium beers, ciders, wines, spirits and cocktails, complemented by a coffee offer and a programme of local events, live entertainment and community activity to drive repeat visits.
Why invest?
This transformational investment will reposition the Bulls Head as the best food offer in the area, creating a compelling reason for customers to travel and visit. With limited direct competition in the premium food segment, the pub is expected to attract strong drive-to trade, increasing footfall, dwell time and overall spend.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
17, Denby Common, Ripley, DE5 8PW
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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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