Kings Head Woodstock

11 Park Lane, Woodstock, Woodstock OX20 1UD

  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock
  • Kings Head Woodstock

Kings Head Woodstock

Oxfordshire Pub with Original Character

Due to undergo an investment of £180k by star Pubs & Bars, the Kings Heads is a cosy community local dating back to 1801, with plenty of original character such as stone walls and an open fireplace. Although the pub has limited frontage, being part of a terrace of buildings, it has one of the most attractive beer gardens in Woodstock. Perfectly placed to attract visitors to Blenheim Palace as well as local residents, the Kings Head is located in the centre of the attractive market town of Woodstock, close to Oxford.

Planned works for the site consist of a redecoration to the bar servery and trading area, to ensure an appealing and comfortable experience for guests. Externally, the pub will receive a new signage and lighting scheme to improve kerb appeal, in addition to improvements to the courtyard to the rear for guests.

Excellent Operator Required

This is an excellent opportunity to grow the business of in the popular Oxfordshire market town of Woodstock. The ideal applicant will have the necessary skills and experience to build drink sales. Delivering great service and standards are of huge importance here, as are good marketing skills and the ability to integrate well with the local community. Enthusiasm, self-motivation and hard work, combined with solid business acumen, will be essential in order to capture the potential growth available at this site.

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Private Accommodation
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Inside, there s a small bar area which leads through to a relaxed dining area/function room of around 30 covers and a larger restaurant with around 50 covers. The large patio courtyard garden is perfect for alfresco drinking and dining.

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

The private accommodation consists of three bedrooms, bathroom and a lounge. In line with our Ready To Trade promise, we will ensure the accommodation is in a good state of repair so you can focus on building your business.

Premises Licence Details

Please refer to the Premises Licence for further details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 01:00 11:00 - 01:00 12:00 - 00:00

Financials

Annual Rent £
TBC
Estimated Annual FMOP (Licensee Profit) £
TBC
Representative HEINEKEN UK Brand Discount Per Barrel £
TBC
Estimated Annual Turnover £
TBC
Estimated Annual Barrelage
TBC

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 £
TBC
Estimated Fixtures & Fittings Valuation Fee £
TBC
Estimated Stock Valuation £
TBC
Deposit Amount £
TBC
Rent In Advance £
TBC
Training Fee £
TBC
Estimated Designated Premises Supervisor / Manager Fee £
TBC
Premises Licence Fee £
TBC
Rates Assessment Fee £
TBC
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
TBC
Estimated Minimum Ingoing Costs £
65,000

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