Muckles Harrogate

11 West Park, Harrogate, Harrogate HG1 1BL

Under Offer
  • Muckles Harrogate
  • Muckles Harrogate
  • Muckles Harrogate
  • Muckles Harrogate
  • Muckles Harrogate
  • Muckles Harrogate

Muckles Harrogate

Superb Business Opportunity

The Muckles is a popular high street pub in the sought-after spa town of Harrogate and is about to benefit from a transformative investment to update both the interior and exterior. In the immediate vicinity of the pub are shops and other eating and drinking establishments, many with flats above. Opposite the pub is a public park and the surrounding area is a desirable and affluent residential area with a mix of families, couples, young professional and the retired. Being on a main thoroughfare through Harrogate the pub will draw in both the local community and visitors to the historic town, which will provide the right operator with an opportunity to build an exciting and appealing offer.

The Muckles currently does not serve food but has a kitchen, which offers an excellent opportunity to introduce an enticing casual dining offer providing an additional income stream. The pub is popular for Live Sports and we are looking for an operator to expand on the events calendar.

Highly Experienced Operator Wanted

We require an operator who can demonstrate a proven track record within the licensed trade who can work with us to allow this pub to achieve it's full potential. Applicants should be aware refurbishment details are yet to be finalised and accordingly, commercial terms including the rent and ingoing costs are subject to review and sign off.

Pub Features

  • Rolling Tenancy
  • Car Parking
  • Refurbishment Planned
  • Catering Kitchen
  • Live Sports
  • Private Accommodation
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Once the planned works are complete, the Muckles will showcase a refreshed, contemporary décor complete with new or revamped fixtures & fitting and soft finishes throughout. Currently the pub has a traditional feel with a lot of natural finish in wood and retains some inviting features including ceiling cornicing and a fire place.

The current layout is open plan with a few snug areas and mixed seating. The main focal point is the galley type bar. The current kitchen will be improved to enable a great food offer to be introduced.

Externally the pub will undergo a facelift which will see much improved kerb appeal through a new lighting & signage scheme. There is a car park to the rear of the pub.

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 is of a good size, suitable for a family. It consists of 3 bedrooms, kitchen diner, bathroom, and lounge. In addition there are 2 x 1 bedroom flats above the pub, which would be suitable for staff accommodation. Where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade Promise.

Premises Licence Details

Please refer to the Premises Licence for further details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 01:30 10:00 - 01:30 10:00 - 00:00


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

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


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

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 £
Estimated Annual Maintenance Compliance Charge £
Estimated Annual Accountancy & Stocktaking Charge (including tills) £

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