Near Boot Carlisle

Tarraby, CA3 0JA

  • Near Boot Carlisle
  • Near Boot Carlisle
  • Near Boot Carlisle
  • Near Boot Carlisle
  • Near Boot Carlisle
  • Near Boot Carlisle
  • Near Boot Carlisle
  • Near Boot Carlisle
  • Near Boot Carlisle

Near Boot Carlisle

Popular Community Pub - Fantastic Potential

The Near Boot is located on the Whiteclosegate road, outside the village of Houghton, just north of Carlisle. The pub sits on the edge of this affluent residential area and approximately 4 miles from the new Carlisle Airport due to open in 2020. The pub is currently popular with the local community and also benefits from a strong passing trade income due its prime position on the B6264 leading to Carlisle and linking the A7 and A689. The B6264 also links Carlisle directly to the new airport on the A689 and with the Near Boot being the closest pub there is excellent opportunity to benefit from increased passing trade.

The Near Boot current offer works well, serving good quality pub classic food alongside a range of mainstream drinks. The pub is already a high volume food site and we are looking for the new operator to maintain the quality, but potentially refresh the food offer to include more variety, such as specials and themed menus to further increase volume. A complimentary drink offer, including an expansion of the wine offer, would add extra appeal. The pub does not currently show live sports or provide entertainment, which provides additional opportunity to introduce live sports and an events calendar to help drive trade.

Experienced Operator Wanted

We are looking for an operator experienced in providing high volume good quality food and preferably with good local knowledge. You should also be able to introduce an appealing events calendar and know how to promote the pub.

Pub Features

  • Rolling Tenancy
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing

Trading Area & Facilities

Internally, the pub has a charming, cosy and welcoming rustic decor with lovely features such as fireplaces, exposed wooden beams and exposed brickwork. The layout is open plan with a central bar. The pub can accommodate over 100 covers and Star Pubs and Bars are considering some investment in the kitchen to allow it to handle the anticipated increased volume. Star is also considering carrying out a refresh of the interior to further improve the pubs attraction.

Externally, the pub has a prominent roadside position and the traditional white painted facade provides real kerb appeal. To the rear is an extensive grassy outside trading area which can accommodate an approximate additional 100 covers, which is a fantastic feature and a real asset in the summer months. Star is considering some additional investment in the outside area to introduce a children's play area. The pub also has a car park at the rear which has approximately 40 spaces.

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 consists of multiple bedrooms, kitchen, bathroom, and lounge. 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 full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 - 23:00 10:00 - 23:00 10:00 - 23:00 10:00 - 23:00 10:00 - 23:00 10:00 - 23:00 12:00 - 22:30

Financials

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

“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 £
TBC
Estimated Fixtures & Fittings Valuation Fee £
TBC
Estimated Stock Valuation £
TBC
Deposit Amount £
TBC
Rent In Advance £
TBC
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
TBC
Premises Licence Fee £
TBC
Rates Assessment Fee £
TBC
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
TBC
Estimated Minimum Ingoing Costs £
TBC

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 £
TBC
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