Estcourt Arms Watford

2 St Johns Road, Watford WD17 1PT

  • Estcourt Arms Watford
  • Estcourt Arms Watford
  • Estcourt Arms Watford
  • Estcourt Arms Watford
  • Estcourt Arms Watford
  • Estcourt Arms Watford

Estcourt Arms Watford

The Estcourt Arms, is situated on a key route between the town centre and the mainline railway station. This ensures there is a high amount of passing footfall, day and night, posing a great opportunity for incremental trade. The area consists of predominately young professionals, families with disposable incomes providing a lucrative target market.

There is a great opportunity to transform the simple food menu to a more profitable premium drinks and food offer catering to the target market. Making this pub unique in the area and really stand out from the crowd.

Pub Features

  • Rolling Tenancy
  • Outdoor Trade
  • Private Accommodation
  • Cask Ale
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

The Estcourt Arms is well maintained and in good condition. Internally, the site is split into 2 trading areas. The first trading area caters for up to 30 covers then the second can accommodate 15 covers.
Externally, the pub boasts a fantastic outside area to the rear of the pub with a great enclosed patio with several table and chairs. This is a fantastic space for customers to enjoy a drink or bite to eat with friends. The decking has been freshly painted.

Private Accommodation

The private accommodation consists of two bedrooms, lounge, kitchen and a bathroom. In line with our 'Ready To Trade Promise', should any works be required, we will ensure your private accommodation is in good order so that you can focus your energy on getting the business right.

Premises Licence Details

please refer to license for details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 - 00:00 10:00 - 00:00 10:00 - 00:00 10:00 - 00:00 10:00 - 00:30 10:00 - 00:30 10:00 - 22:30

Financials

Annual Rent £
21,250
Estimated Annual FMOP (Licensee Profit) £
23,040
Representative HEINEKEN UK Brand Discount Per Barrel £
100
Estimated Annual Turnover £
220,946
Estimated Annual Barrelage
141

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

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
5,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
2,500
Deposit Amount £
5,313
Rent In Advance £
1,771
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
60
Premises Licence Fee £
295
Rates Assessment Fee £
95
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
16,894
Estimated Minimum Ingoing Costs £
9,581

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 £
TBC
Estimated Annual Maintenance Compliance Charge £
TBC
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
5,950

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