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Five Bells

14, Church Lane, Bugbrooke, Northampton, NN7 3PB

Pub Code: 0090100101

Key Features

  • Refurbishment Planned
  • Little Competition
  • Great Food Opportunity
  • Car Park
  • Private Accomodation

Est Min Ingoing Costs: £55,044

Annual Rent: £33,459

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More Information

Transformational refurbishment planned

An extensive refurbishment at this beautiful pub in the tranquil village of Bugbrooke. This will include a complete redecoration and refurbishment to the indoor and outdoor trading spaces. We will be upgrading the dining are, with new flooring and decorations. We will also be enhancing the bar servery and back bar and a complete refurbishment of the toilets.

Externally, we will be rejuvenating the garden space, forming a new attractive seating area. Improvements will be made to the car park and the pub will receive a face-lift with brand new signage. This will be a truly great pub, with great food.

Affluent area

The pub itself is located in Bugbrooke. Bugbrooke is a beautiful village and civil parish in Northamptonshire, England, on a ridge overlooking the valley of the River Nene.  The Five Bells is situated directly opposite the church. The pub benefits from affluent demographics and is only 7 miles Southwest from Northampton. This makes it a great choice for locals or those travelling from further afield.

A pub with huge potential

In the immediate area, there are only three competitor pubs. An excellent range of premium food and drinks, a complete refurbishment and a stunning setting will separate the site from anything else in the area and beyond. The Five Bells will give people a reason to stay local. The outside space will also be a key trade driver. It will boast some 24 dedicated covers in its newly redecorated lounge area but is capable of many more in the other trading areas throughout the pub. All we’re looking for is the right operator...

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 the Five Bells Bugbrooke will have extensive experience similar hospitality businesses. They will have a clear vision for their food & drinks menu and 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 pubs next chapter…

Target customers:

Once refurbished, the Five Bells will appeal to:

A wide range of consumers and will attract local residents and families willing to travel for some great food & drink with a warm, welcoming atmosphere.

Couples and professionals looking for a drink or bite to eat throughout the week


Once refurbished, the Five Bells offer will include:

Quality pub food, which will be a cornerstone of the offering

Premium drinks offer including lagers, wines, ciders and spirits

A coffee offer, to increase daytime trade

Live entertainment nights throughout the week, driven by the operator

  • Function Room

  • Live Sports

  • Pub Games

  • Car Park

  • Outdoor Trade

  • Private Accommodation

  • Investment Tenancy

  • Smoking Area

  • Refurbishment Planned

Trading Area & Facilities

The Five Bells Bugbrooke will be undergoing a refurbishment which will cover the interior and exterior of the pub.

A full list of works and pub floor plan can be found in the ‘refurbishment details’ in the downloads.

The pubs trading area and facilities post refurbishment will be:

  • Main trading area with bar
  • Separate dining room
  • 24 internal covers
  • Redecorated toilets
  • Refurbished, commercial kitchen with new layout
  • Small beer garden with ample fixed bench seating
  • Car park

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

The private accommodation consists of two bedrooms, lounge, kitchen and bathroom and a small office.

Annual Rent £
Estimated Annual Turnover £
Deposit £
Estimated Fixtures & Fittings Value £
Estimated Stock Valuation £
Estimated Working Capital £
Estimated Total Ingoing Costs £
Estimated Minimum Ingoing Costs £
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.


14, Church Lane, Bugbrooke, Northampton, NN7 3PB

Google map location image of Five Bells