Kinloch Arms Hotel Carnoustie

27-29 High Street, Carnoustie DD7 6AN

  • Kinloch Arms Hotel Carnoustie
  • Kinloch Arms Hotel Carnoustie
  • Kinloch Arms Hotel Carnoustie
  • Kinloch Arms Hotel Carnoustie
  • Kinloch Arms Hotel Carnoustie
  • Kinloch Arms Hotel Carnoustie
  • Kinloch Arms Hotel Carnoustie
  • Kinloch Arms Hotel Carnoustie

Kinloch Arms Hotel Carnoustie

With a first year rent reduction and plans to spend circa £75,000 on refreshing the exterior and the letting rooms, The Kinloch Arms Hotel is situated in the middle of the High Street in the famous golfing town of Carnoustie, close to the beach and golf course.

The Kinloch is well supported by the local community all year round and benefits from strong tourist trade in the summer months.
Carnoustie is set to host the prestigious Open Championship in 2018, which will bring golf enthusiasts from all over the world to the town.

This prominent venue is an established business comprising of a public bar, 7 en suite letting rooms and restaurant with seating for up to 100 guests served by a well-equipped catering kitchen. The outlet enjoys multiple income streams with 65/25/10 split between wet, dry and letting.

The ideal operator for the Kinloch will be customer focused and possess an absolute passion for quality in delivery of a food and premium drinks offering. They must also have the ability to drive the business through an online and social media presence. Alongside this it would be desirable if the operator has some experience of managing letting rooms.

We have a special year one rent reduction of £3000! Rent payable in year one is £36,000, with a standard rent of £39,000 for the remaining duration of the lease.

Pub Features

  • Rolling Tenancy
  • Letting Rooms
  • Car Parking
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Cask Ale
  • Monthly Billing

Trading Area & Facilities

The Kinloch is a two bar operation each featuring its own entrance and servery. The main trading area is a traditional pub lounge that has space for regular pub goers as well as a casual diners.

The second trading area is a more focused dining space which can host approx. 100 covers, and has some fantastic features including an open fire.

The pub boasts a well-equipped catering kitchen.

Externally there is a covered trading area just off the lounge.To the rear of the pub there is a good sized car park that can host around 20 cars.

Private Accommodation

Private accommodation, is set up as 1 bedroom managers accommodation.

In line with our Ready to Trade Promise, we will ensure the private accommodation is in good condition, so that you can focus on your business.

Premises Licence Details

See licence for full details.

Premises Licence Opening Hours

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

Financials

Annual Rent £
39,000
Estimated Annual FMOP (Licensee Profit) £
49,146
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
505,303
Estimated Annual Barrelage
209

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 £
40,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
7,000
Deposit Amount £
9,750
Rent In Advance £
750
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
55
Premises Licence Fee £
50
Rates Assessment Fee £
180
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
59,685
Estimated Minimum Ingoing Costs £
15,685

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 £
1,113
Estimated Annual Maintenance Compliance Charge £
725
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