Newliston Arms Kirkliston
78/82 Main Street, Kirkliston, EH29 9ABAgreement Type:
Investment Tenancy
View details for Newliston Arms Kirkliston
Murrayfield Edinburgh
Murrayfield Edinburgh
57-59, Roseburn Terrace, Edinburgh, EH12 5NQ Pub Code: 2302783101
Pub Code: 2302783101
Investment TenancyEst. Annual Turnover: £458,229
Annual Rent: £31,864
Pub Overview
A £200,000 refurbishment is planned to transform the Murrayfield into a premium local pub with a refreshed look and broader appeal. What would you do with this pub to make it a success?
About the area
Located on a busy high street in Edinburgh, the Murrayfield benefits from a prime position within easy walking distance of Murrayfield Stadium, drawing in regular footfall from major rugby fixtures and large-scale concerts. With 4,563 adults within a 10-minute walk and over 30,000 within 20 minutes, the pub sits in a well-populated catchment with strong potential for both local trade and event-driven visits.
The current customer base relies heavily on weekend and event-led trade, with limited daytime use. Following refurbishment, the pub will be repositioned to appeal to a broader and more diverse audience, including families and casual diners, while increasing everyday footfall and destination visits. The Murrayfield sits in a competitive but opportunity-rich area, with only a handful of nearby pubs, giving it strong potential to stand out with the right offer.
Demographics
The area offers a strong mix of local residents and event-driven visitors, creating opportunities to build a balanced trading pattern across the week. The refurbishment will help the pub tap into a wider audience, increasing its appeal beyond its current reliance on peak trading times and major stadium events.
The offer
Murrayfield 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 Murrayfield will have extensive experience in premium local hospitality businesses. They will have a clear vision for the food and drink offer, customer experience and how to drive consistent trade beyond event days, and can create 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 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
- New and improved dining space
- Catering kitchen
- Internal covers for approximately 30 dining and 36 drinking
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
There is no private accommodation on site.
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
£42,091
Annual
Estimated Annual Turnover
£458,229
Annual Rent
£31,864
Entry Costs
Deposit
£7,966
Estimated Fixtures & Fittings Value
£25,625
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
This £200k investment will see a full internal and external refurbishment, transforming the Murrayfield into a more inviting, premium local pub with improved kerb appeal and a stronger, more coherent offer.
What's happening?
The refurbishment will deliver a complete refresh of both the internal trading space and the external frontage. Updated externals will significantly improve kerb appeal, helping the pub stand out on the high street and attract more walk-in customers. Internally, a full redesign will create a more cohesive and premium environment, enhancing both the drinking and dining experience.
These improvements will open up opportunities to broaden the pub’s appeal, shifting it from a largely event-driven business to one that drives consistent trade throughout the week. The upgraded environment will support a stronger food and drink offer and encourage more destination visits, particularly from families and casual diners.
Why invest?
This transformation is designed to reposition the Murrayfield within the local market, sitting above traditional wet-led pubs and just below premium competitors. By improving both the look and feel of the pub and broadening its appeal, the refurbishment is expected to drive increased footfall, longer dwell time and higher spend per visit, with projected turnover reaching £8.8k net per week.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
57-59, Roseburn Terrace, Edinburgh, EH12 5NQ
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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
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www.starpubs.co.uk
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