Basils Edinburgh
9/11 Annfield, Newhaven, Edinburgh, EH6 4JFAgreement Type:
Investment Tenancy
View details for Basils Edinburgh
Mash Tun Edinburgh
Mash Tun Edinburgh
154-58, Easter Road, Edinburgh, EH7 5RL Pub Code: 2302889101
Pub Code: 2302889101
Investment TenancyEst. Annual Turnover: £528,072
Annual Rent: £34,762
An investment of around £226,000 is planned to transform the Mash Tun into a premium neighbourhood bar with quality food, drinks and a refined Edinburgh pub atmosphere.
What would you do with this pub to make it a success?
About the area
The Mash Tun is located in Leith, north of Edinburgh city centre, with excellent connections provided by the tram route to the airport. It is around a 15-minute walk from Waverley Station and city centre attractions, while Hibernian FC's 20,000-capacity stadium provides additional event-day footfall.
The area has a vibrant hospitality scene, with 17 competitors within walking distance and around 50,142 adults within a 20-minute walk, including 967 within 10 minutes. The existing business is predominantly drinks-led and currently over-indexes at weekends. The refurbishment will create a more distinctive all-week offer for local residents, younger professionals, after-work customers and visitors to Leith.
The offer
Mash Tun, Edinburgh 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
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 Mash Tun will have extensive experience in premium neighbourhood bars and contemporary wet-led hospitality businesses. They will have a clear vision for a quality drinks range, a complementary food menu, quiz and open mic events, after-work occasions and a marketing strategy that creates 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 pub’s next chapter…
Trading Area & Facilities
The refurbishment of the Mash Tun 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
- 80 internal covers
- 12 external covers
- Catering kitchen
- HEINEKEN SmartDispense system
Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process.
Private Accommodation
The pub has no private accommodation.
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
£47,491
Annual
Estimated Annual Turnover
£528,072
Annual Rent
£34,762
Entry Costs
Deposit
£8,691
Estimated Fixtures & Fittings Value
£26,300
Stock Valuation
£5,000
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
Refurbishment details
This internal and external refurbishment, supported by an investment of around £226,000, will reposition the Mash Tun as a polished neighbourhood bar with a traditional Edinburgh character and a modern look and feel.
The works will refresh the frontage and signage, introduce folding windows, renew the bar-side trading area and improve the flow and appeal of the interior.
What's happening?
The exterior will be fully redecorated with a new signage scheme and folding windows. These changes will strengthen kerb appeal, connect the trading space to the street and create extra reasons to visit and dwell during warmer weather.
Inside, the bar side will receive a complete refresh, combining the feel of a traditional Edinburgh pub with a cleaner, more refined finish. The layout and decoration will support a wider range of drinking and social occasions while providing a stronger experience for both locals and visitors.
The food offer will be re-established as a complementary part of the business, helping increase dwell time rather than changing the pub's drinks-led character. Existing quiz and open mic nights provide a strong platform for the operator to build a varied programme of events.
Why invest?
The investment will give the Mash Tun a clear identity within Leith's competitive hospitality scene, increasing its appeal beyond weekend trade and creating more reasons to visit during the day and after work. Weekly net turnover is anticipated to increase by around £5,000, taking total weekly net turnover to approximately £10,000.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Thornwood, Glasgow has recently undergone a similar transformation to what we are planning for Mash Tun, Edinburgh. To see the result, visit Thornwood, Glasgow.
Personal Recommendation
"I am local to the area and really passionate about this scheme. I want to get this pub back to its former glory and reinvigorate it."
— Kirsty Welsh, Investment Manager
Location:
154-58, Easter Road, Edinburgh, EH7 5RL
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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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