Kinloch Arms Hotel Carnoustie

27-29 High Street, Carnoustie, DD7 6AN

Under Offer
  • 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

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.

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.


Available on our Business Start -Up Agreement, with the following support:
  • Manage your risk: 3 year fixed term agreement that you can terminate on 28 days' notice;
  • 9 months' rent free in year 1,
  • Financial support: even higher discounts on beer and cider available
This financial support is for the first year, to help you along the way. All quoted figures are based on Start Pubs & Bars FMT rent model.

Pub Features

  • Business Start-Up Agreement
  • Letting Rooms
  • Car Parking
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Licensee Support Package
  • Cask Ale

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 £
16,750
Estimated Annual FMOP (Licensee Profit) £
23,970
Representative HEINEKEN UK Brand Discount Per Barrel £
200
Estimated Annual Turnover £
274,121
Estimated Annual Barrelage
155

“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

*** FMOP = Fair Maintainable Operating Profit

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
10,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
3,000
Rent In Advance £
322
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 £
20,517
Estimated Minimum Ingoing Costs £
11,591

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 £
1,463
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108

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