White Swan Ockbrook
19 Church Street, Derby, DE72 3RBAgreement Type:
Foundation Tenancy
View details for White Swan Ockbrook
Cuckoo Bush Gotham
Cuckoo Bush Gotham
Leake Road, Nottingham, NG11 0JL Pub Code: 2302633101
Pub Code: 2302633101
Investment TenancyEst. Annual Turnover: £281,468
Annual Rent: £18,915
A refurbishment investment of around £111,000 is planned to transform the Cuckoo Bush into a revitalised community pub with a strong food and drink offer at its heart. What would you do with this pub to make it a success?
About the area
Located in the village of Gotham in Nottinghamshire, the Cuckoo Bush sits within a charming and close-knit community known for its green landscapes and family-friendly feel. With over 1,500 adults living within a 10 to 20-minute walk, the pub is well positioned at the centre of local life.
The current offer has been largely wet-led and value-focused, with limited daytime use and a reliance on weekend trade. Having been closed for a number of years and only recently reopened, there is a clear opportunity to rebuild its reputation and re-establish itself as a key part of the community.
The refurbishment will reposition the pub to appeal to a broader and more diverse audience, including families, casual diners and After-Work Socialisers, while encouraging more destination visits. With only two nearby competitors offering similar community-focused food and drink, there is a strong opportunity to stand out with a more premium, well-rounded experience.
The offer
The Cuckoo Bush 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 Cuckoo Bush will have extensive experience in community-led hospitality businesses. They will have a clear vision for a balanced food and drink menu, a strong entertainment calendar including live music and sports, and a marketing strategy that reconnects the pub with its local audience while attracting new 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
- Snug area
- Separate games and sports zone
- Catering kitchen
- 65 internal covers
- 75+ external covers
- Beer garden
- HEINEKEN SmartDispense system
- Car park with 25+ spaces
- 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
Private accommodation consists of three 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
£27,729
Annual
Estimated Annual Turnover
£281,468
Annual Rent
£18,915
Entry Costs
Deposit
£4,729
Estimated Fixtures & Fittings Value
£15,500
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
This is a full internal and external refurbishment designed to completely reposition the Cuckoo Bush within its local market. With an investment of approximately £111,148, the works will modernise the pub, introduce a new food offer and create a more welcoming and versatile space for customers.
What's happening?
The refurbishment will deliver a full transformation of both the interior and exterior of the pub. Externally, new signage, decoration and lighting will significantly improve kerb appeal, helping to signal a clear change in offer and attract new customers.
Internally, the investment will create a more premium and flexible trading environment, including a new dining space and upgraded décor throughout. A brand-new kitchen will enable the introduction of a consistent food offer, supporting more sustainable, all-day trade and increasing appeal to families and casual diners.
A dedicated sports and entertainment area will be enhanced to cater for live sports, darts and community events, ensuring the pub can compete effectively with nearby venues. Combined with a strong drinks range including premium lagers and ciders, coffee for daytime trade and a varied entertainment schedule, this creates a well-rounded offer with broad appeal.
Why invest?
This investment is expected to significantly increase trade by unlocking underused areas, introducing food and enhancing the overall customer experience. Weekly turnover is forecast to grow by around £2,500, reaching approximately £5,410 per week.
By modernising the pub, improving its visibility and broadening its appeal, the refurbishment will help re-establish the Cuckoo Bush as a go-to destination within the local community.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
Leake Road, Nottingham, NG11 0JL
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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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