Goats Head Abbots Bromley
Market Place, Rugeley, WS15 3BPAgreement Type:
Investment Tenancy
View details for Goats Head Abbots Bromley
Butchers Arms Uttoxeter
Butchers Arms Uttoxeter
Bramshall, Uttoxeter, ST14 5BG Pub Code: 2301405101
Pub Code: 2301405101
Foundation TenancyEst. Annual Turnover: £618,730
Annual Rent: £38,283
A refurbishment is planned to spend in the region of £172,000 to transform the Butcher Arms into a premium local pub with a strong food offer, upgraded internal trading spaces and improved external kerb appeal. What would you do with this pub to make it a success?
About the area
The Butcher Arms is located in Bramshall, a rapidly evolving Staffordshire village where traditional rural life is meeting significant residential expansion, helping the area become a popular commuter suburb for nearby Uttoxeter. There are 648 adults within a 10-minute walk and 1,066 adults within a 20-minute walk of the pub.
The pub currently has a predominantly wet-led, drinks-focused trade, with a traditional value-led offer and limited destination visits. The refurbishment will reposition the Butcher Arms as a premium local pub with a broader appeal, attracting families, casual diners, younger professionals, after-work socialisers, local residents and destination visitors.
There is no direct competition within either a 10 or 20-minute walk, giving the Butcher Arms a strong opportunity to rebuild its reputation as a standout pub for the local community.
The offer
Butcher Arms 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 Butcher Arms will have extensive experience in premium food-led hospitality businesses. They will have a clear vision for the food and drink menu, live sport, entertainment, marketing strategy and how to build consistency in the business, creating 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 of the Butcher Arms 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
- Snug area
- 101 internal covers
- 70+ external covers
- Catering kitchen
- HEINEKEN SmartDispense
- Private accommodation with 3 bedrooms
- Pub gardenCar park with 30+ spaces
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
Private accommodation consists of 2 bedrooms, a living room, kitchen and bathroom.
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
£58,071
Annual
Estimated Annual Turnover
£618,730
Annual Rent
£38,283
Entry Costs
Deposit
**Deposit build up from 1 month rent
**Deposit build up from 1 month rent
£9,571**
Estimated Fixtures & Fittings Value
**Rented fixtures & fittings deal available
**Rented fixtures & fittings deal available
£40,000**
Stock Valuation
£5,000
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
The Butcher Arms will benefit from a significant £172,000 investment, covering both internal and external refurbishment. The project will transform the pub into a premium local with improved kerb appeal, a refreshed interior, a new kitchen, upgraded dining space and enhanced areas for both local drinking occasions and destination dining.
What's happening?
Externally, the pub will receive full decoration, new signage and lighting, helping improve kerb appeal and clearly signal a change in direction for the business. This will help the Butcher Arms feel more relevant and attractive to both local residents and passing customers.
Internally, a full refurbishment will create a premium, comfortable trading space with distinct zones for locals, diners and customers looking for a high-quality pub experience. The investment will include a new kitchen, allowing the pub to deliver a premium food offer and rebuild its reputation for destination dining.
The pub will also benefit from investment in a sports lounge area, helping cater for live sport and darts. The drinks offer should build around premium lagers, ciders and a premium wine, spirits and minerals range. There is also an opportunity to develop daytime trade through coffee, alongside live music, entertainment and rhythm of the week activity, with ideas welcomed from the new operator.
Why invest?
This investment is designed to help the Butcher Arms rebuild its reputation in the local community, respond to changing local demographics and make better use of its trading spaces. With no direct competition within walking distance, the refurbishment will create a strong opportunity to grow both local and destination trade.
The refurbishment is anticipated to increase turnover from around £3,000 per week to £11,900 per week.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Middlebell, Barton under Needwood has recently undergone a similar transformation to what we are planning for Butcher Arms.
What's happening?
Externally, the pub will receive full decoration, new signage and lighting, helping improve kerb appeal and clearly signal a change in direction for the business. This will help the Butcher Arms feel more relevant and attractive to both local residents and passing customers.
Internally, a full refurbishment will create a premium, comfortable trading space with distinct zones for locals, diners and customers looking for a high-quality pub experience. The investment will include a new kitchen, allowing the pub to deliver a premium food offer and rebuild its reputation for destination dining.
The pub will also benefit from investment in a sports lounge area, helping cater for live sport and darts. The drinks offer should build around premium lagers, ciders and a premium wine, spirits and minerals range. There is also an opportunity to develop daytime trade through coffee, alongside live music, entertainment and rhythm of the week activity, with ideas welcomed from the new operator.
Why invest?
This investment is designed to help the Butcher Arms rebuild its reputation in the local community, respond to changing local demographics and make better use of its trading spaces. With no direct competition within walking distance, the refurbishment will create a strong opportunity to grow both local and destination trade.
The refurbishment is anticipated to increase turnover from around £3,000 per week to £11,900 per week.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Middlebell, Barton under Needwood has recently undergone a similar transformation to what we are planning for Butcher Arms.
Location:
Bramshall, Uttoxeter, ST14 5BG
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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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