Cow Roast Inn Wiggington

Cow Roast, Tring, Tring HP23 5RF

  • Cow Roast Inn Wiggington
  • Cow Roast Inn Wiggington

Cow Roast Inn Wiggington

Destination outlet

Sitting in the village of Cow Roast, the Cow Roast inn sits comfortably between Berkhamsted and Tring and has the facilities to appeal to a wide audience. Just off the A41 and on the main road into Berkhamsted this site is perfectly situated to cater for all ages. There is a Large garden with play equipment for those summer days and the potential for a strong food offer to cater for the passing and destination trade.

The site is currently closed with a large investment being explored to maximise the potential within the market place.

Experienced food operator wanted

We are looking for the right operator to bring this pub to life with a strong food offer. Experience is a must to be able to handle circa 100 plus covers in an affluent area whilst paying attention to the small things that make a business great. With a track record of success at maximising all aspects of the business and building the right reputation that has people queuing at the door and returning time and time again.

Pub Features

  • Rolling Tenancy
  • Letting Rooms
  • Car Parking
  • Refurbishment Planned
  • Outdoor Trade
  • Private Accommodation
  • Smoking Area
  • Pub Games
  • Childrens Play Area
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Currently closed, the site sits in a prominent position on the main road through the village and has a large car park to the rear, also a large garden with play area to the rear and side of the pub. All of which are real strengths for the site.

For the refurbishment we are exploring the possibility of increasing the number of covers at the site with the facilities to match including new beer cellar and kitchen to support. Investment would include full decorations internally and externally, maximising the character fireplaces and features of this pub will be key and reflecting this externally with the re-decorations including signage and lights

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 & Bars, 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 six bedrooms, 2 x lounges, kitchen, 2 x bathrooms and an office. There is Potential for a separate managers flat. 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 the Premises Licence for further 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 - 00:00 11:00 - 00:00 11:00 - 00:00 12:00 -


Annual Rent £
Estimated Annual FMOP (Licensee Profit) £
Representative HEINEKEN UK Brand Discount Per Barrel £
Estimated Annual Turnover £
Estimated Annual Barrelage

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).

Historical volume figures may not include purchases made through 3rd Parties.

** All figures quoted are exclusive of VAT

*** FMOP = Fair Maintainable Operating Profit


Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
Estimated Fixtures & Fittings Valuation Fee £
Estimated Stock Valuation £
Deposit Amount £
Rent In Advance £
Training Fee £
Estimated Designated Premises Supervisor / Manager Fee £
Premises Licence Fee £
Rates Assessment Fee £
Estimated Legal Fees £
Estimated Total Ingoing Costs £
Estimated Minimum Ingoing Costs £

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 £
Estimated Annual Maintenance Compliance Charge £
Estimated Annual Accountancy & Stocktaking Charge (including tills) £

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