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Miners Arms Woodhouse

115, Carr Lane, Dronfield, S18 8XF

Pub Code: 2300501101

Key Features

  • Investment Planned
  • Well Established Pub
  • Beautiful Village Setting
  • Great Food Opportunity
  • Large Car Park
  • Appealing Beer Garden

Est Min Ingoing Costs: £52,764

Annual Rent: £29,059

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More Information

Complete refurbishment planned

A refurbishment will turn the Miners Arms into a premium community local. Inside, the pub will be redecorated throughout with the addition of newly installed kitchen to allow for a fantastic food offer and 55 internal covers.

The external areas will be enhanced with a complete redecoration and new furniture to make up the 86 external covers. The pub will benefit from new signage and lighting on the front of the pub too. These works will give the pub a much more premium feel and will enable the new licensee to offer a fantastic space throughout the year.

Community focused location!

The Miners Arms is located in the village of Dronfield, which is a busy suburb to the south of Sheffield and north of Chesterfield. This is a great village with easy access to Sheffield and Chesterfield and is just 3 miles from The Peak District National Park. In the area, there are only one competitor pubs and over 3,500 adults live within a ten-minute walk time. The demographics make up of mainly high affluence bands.

Barrels of potential

The planned works will completely change the trade in the pub. Currently trading as a drinks-led business, the planned works will allow the new licensees the chance to introduce a quality new food offer, to extend opening hours, welcome new customers that are looking for more than just a pint. Customers will want to stay in the pub for longer and give them more reasons to visit, through the fresh & modern food offer, live sport & entertainment, and the excellent rhythm of the week calendar.



Target Customers:

When refurbished, the Miners Arms will appeal to a very broad spectrum of customers, including:

  • Locals looking for a new and fresh place to meet for a drink with family and friends, have a bite to eat
  • Sports fans looking to watch some local sport and a enjoy a few drinks



When refurbished, the Miners Arms will offer:

  • A mix of value and premium draught Lager, cask ales, a wine menu, spirits, and soft drinks.
  • Traditional pub food, home-cooked to a good standard, with promotions during live sport or family deals to drive trade
  • A coffee offer to increase daytime trade
  • Entertainment such as live music, sport, and children parties


  • Catering Kitchen

  • Investment Tenancy

  • Live Sports

  • Pub Games

  • Outdoor Trade

  • Private Accommodation

  • Refurbishment Planned

Trading Area & Facilities

The Miners Arms will benefit from a full refurbishment with works being done both internally and externally. For a full summary of planned works, please review the 'Refurbishment Details' in the downloads section.

Please 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. This 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. This applies to all pubs in England & Wales as per The Pub Code (2016).

Private Accommodation

Private accommodation consists of bedrooms, kitchen, living room and bathroom. 

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.


115, Carr Lane, Dronfield, S18 8XF

Google map location image of Miners Arms Woodhouse