Old Toll House St Albans
246 Hatfield Road, St Albans, AL1 4UNAgreement Type:
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Estcourt Arms Watford
Estcourt Arms Watford
2, St Johns Road, Watford, WD17 1PT Pub Code: 2303393101
Pub Code: 2303393101
Investment TenancyEst. Annual Turnover: £239,208
Annual Rent: £19,555
A refurbishment planned in the region of £125,000 will transform the Estcourt Arms into a refreshed premium local, combining a welcoming community atmosphere with improved indoor and outdoor trading spaces.
What would you do with this pub to make it a success?
About the area
The Estcourt Arms occupies a town-centre position close to Watford’s main railway station, giving it strong access to commuters, residents and visitors. There are 22,825 adults within a 20-minute walk of the pub. The surrounding area has an active hospitality scene, with three main competitors offering a mix of sports, outdoor spaces and competitive socialising. The pub currently has a predominantly drinks-led customer base. The refurbishment will broaden its appeal, improve the customer experience and reposition it as a welcoming premium local with community spirit at its heart.
The offer
Estcourt 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
Attitude is more valuable than experience. If you’ve got the following, we’d love to hear from you.
- Understanding of the local community
- You know what it takes to build a successful business
- You love hospitality and are great with 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 Estcourt 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
- Snug area
- 46 internal covers
- 32 external covers
- HEINEKEN SmartDispense
- Pub garden
- Two-bedroom private accommodation with living room, kitchen and bathroom
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, 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
£20,588
Annual
Estimated Annual Turnover
£239,208
Annual Rent
£19,555
Entry Costs
Deposit
£4,888
Estimated Fixtures & Fittings Value
£6,200
Stock Valuation
£6,000
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 planned investment of approximately £124,697 will cover both the interior and exterior of the pub. The scheme will refresh the décor, improve the frontage and signage, and make better use of the garden to create a more attractive, flexible trading environment.
What's happening?
The external areas will be improved to strengthen kerb appeal and create a more inviting first impression. The pub garden will be revamped so the operator can make better use of the available space, increase outdoor appeal and encourage more customers to stay during warmer weather.
Inside, a full décor refresh will create a more comfortable and contemporary customer experience while retaining the feel of a community pub. The offer will remain drinks-led, supported by snacks and a strong rhythm of the week including sports, quizzes and other community-focused occasions. The new operator will have scope to shape a consistent entertainment programme that gives local customers regular reasons to visit.
Why invest?
The scheme addresses the pub’s frontage, underused outdoor potential and need for a refreshed customer experience. By improving visibility, comfort and the quality of the garden, the Estcourt Arms will be better placed to attract a broader audience and increase repeat visits. Annual turnover is projected to reach approximately £239,208 following the refurbishment.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
2, St Johns Road, Watford, WD17 1PT
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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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