Loxley Sports Bar & Grill Sheffield
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Doctors Orders Sheffield
Doctors Orders Sheffield
412, Glossop Road, Sheffield, S10 2JD Pub Code: 0020342101
Pub Code: 0020342101
Investment TenancyEst. Annual Turnover: £325,151
Annual Rent: £19,669
A refurbishment planned in the region of £213,000 will transform Doctors Orders into a revitalised community pub with a strong cask offer, improved sports zoning and low-tempo competitive socialising.
What would you do with this pub to make it a success?
About the area
Doctors Orders is located in a Sheffield suburb close to the University of Sheffield, Sheffield Children’s Hospital and Broomhill, with a large student population and nearby commuter parking. There are 62,805 adults within a 20-minute walk of the pub. Two main pubs sit in close proximity, with further circuit bars in Broomhill and the city centre, making this a busy hospitality market. The current offer is predominantly drinks-led and traditional. The refurbishment will reposition the pub for a broader customer base, including younger professionals, students, cask drinkers, sports fans and customers looking for an informal social occasion.
The offer
Doctors Orders 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. The pub is also available on an F&F rental option, and has two free cask lines available.
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 Doctors Orders will have extensive experience in community-led, drinks-focused hospitality businesses and a strong knowledge of cask ale. They will have a clear vision for the drinks range, sports zoning, darts and table-top games, rhythm of the week and local 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 of Doctors Orders will cover the interior, exterior and pub garden.
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
- 94 internal covers
- 42 external covers
- Catering kitchen
- HEINEKEN SmartDispense
- Pub garden
- Two parking spaces
- Two-bedroom private accommodation with kitchen, bathroom and lounge
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 two 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 range from**:
£13,417 - £34,617
Annual
Estimated Annual Turnover
£325,151
Annual Rent
£19,669
Entry Costs
Deposit
£4,917
Estimated Fixtures & Fittings Value
**Rented fixtures & fittings deal available
**Rented fixtures & fittings deal available
£21,200**
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
Refurbishment details
The planned investment of approximately £213,000 will deliver a full transformation of the pub, covering the interior, exterior and garden. The scheme will also improve the private accommodation and introduce stronger sports, games and cask-led trading opportunities.
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 interior and exterior will be comprehensively refreshed to restore the building’s presence and create a more comfortable, contemporary community pub. New signage and improved external presentation will strengthen kerb appeal, while the garden will be upgraded to make better use of seasonal trade.
Inside, the layout will support clear sports zoning and low-tempo competitive socialising, including darts and table-top games. The drinks offer will be a major point of difference, with two free-of-tie cask lines giving the operator the flexibility to work with local brewers and compete strongly in Sheffield’s cask market. The operator will need to build a lively but balanced rhythm of the week that attracts students, professionals, locals and destination visitors.
Why invest?
The transformation will give Doctors Orders the quality, visibility and range of occasions needed to compete more effectively in a strong local market. The refreshed environment, cask flexibility, sports zoning and games offer are expected to reattract customers who currently visit competing venues and build more consistent weekly trade. Annual turnover is projected to rise from approximately £110,000 to £325,000.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Personal Recommendation
"We have a great venue for the community. This investment will create a great pub for local customers and a strong opportunity for someone who operates successfully in this segment, supported by competitive commercial terms."
— Leonard Jackson, Investment Manager
Location:
412, Glossop Road, Sheffield, S10 2JD
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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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