Needlemakers Arms Ilkeston

Kensington Street, Ilkeston, DE7 5NY

  • Needlemakers Arms Ilkeston
  • Needlemakers Arms Ilkeston
  • Needlemakers Arms Ilkeston
  • Needlemakers Arms Ilkeston
  • Needlemakers Arms Ilkeston
  • Needlemakers Arms Ilkeston
  • Needlemakers Arms Ilkeston

Needlemakers Arms Ilkeston

£111,000 Investment planned

The Needlemakers occupies a great location in a bustling suburb in Ilkeston. Surrounded by dense housing, supermarkets and amenities, the pub receives great footfall throughout the day and evening. With two large industrial estates also located nearby, the right marketing scheme will see the pub attract large pools of customers looking for a post-work drink or meal.

The Needlemakers is a popular community drinking pub with a welcoming, local feel. The exciting planned refurbishment will capitalise on this, creating a cosy venue with a brand-new food offer and exceptional outside spaces. Internally, decorative differences will create three subtle zones: a main bar area for customers to enjoy the premium drinks offering, a relaxed snug with added dining seating to support the exciting food menu and a lively sports area towards the rear, perfect for watching sports, attracting the local pool and darts teams and casual drinking. This diversity, coupled with an updated and expanded menu will create a welcoming and lively pub for the whole community to enjoy.

A wide variety of drinks and a brand new menu will make The Needlemakers a local gem. The contemporary food offering, full of sharing dishes like chilli nachos, chicken wings and pizza, will be a standout in the area. Coupled with fantastic outdoor spaces, there is a prime opportunity here to host BBQs, larger community events and also have the opportunity to host rhythm of the week to the local community to drive them to this fantastic pub.

This is a pub with great potential, all we're missing is the right person to drive it forward.
So, could that be you?


If you have an entrepreneurial spirit and experience in embracing the locals, building a welcoming atmosphere, then we want to hear from you. Having a previous history of driving trade through live sports, weekend entertainment and events would be ideal.

Pub Features

  • Investment Tenancy
  • Refurbishment Planned
  • Live Sports
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

The main bar area will be refreshed to become a lively space for customers to enjoy a casual drink or bite to eat. Timber flooring, deep colour palettes and a feature fireplace will establish a cosy yet modern feel throughout. Differences in decoration towards the front of the pub will create a more relaxed snug area, capitalising on a space currently ignored. Soft textures and plush finishes will make it the perfect space for customers to enjoy a relaxed drink or sample the delicious food menu.

A brand new games area will be created in the rear of the pub, helping it retain its local charm. It will be a lively space, perfect for local customers to socialise over a game of pool or darts. With the addition of bi-fold doors, it could be a versatile area, capable of hosting small gatherings or meetings.

A brand-new catering kitchen will be installed by Catercare. This will include adding brand-new catering equipment and appliances, a stainless steel canopy extract and stainless steel wall cladding. The lighting and electrics will be upgraded and the space will receive a full decoration throughout.

The existing beer garden will receive decorative works to ensure a harmonious offering in keeping with the interior of the pub. It will include adding new patio furniture, including picnic benches and outdoor chairs and tables as well as installing floodlights.

The pub exterior, lighting and signage will be refreshed to create an inviting local pub for the whole community. The transformation will enhance site visibility, highlight the pub's offering and complement the new look of the interior.

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 3 bedrooms, kitchen & bathroom and a lounge. In line with our Ready to Trade Promise, we will ensure the private accommodation is in good condition so that you can focus on your business.

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 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 01:00 10:00 - 01:00 10:00 - 01:00 11:00 - 00:00

Financials

Annual Rent £
22,444
Estimated Tenants Annual Operating Profit £
24,192
Representative HEINEKEN UK Brand Discount Per Barrel £
175
Estimated Annual Turnover £
298,566
Estimated Annual Barrelage
215

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

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
26,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
5,611
Rent In Advance £
432
Training Fee £
425
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
38,653
Estimated Minimum Ingoing Costs £
38,653

In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.

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 are not included in the rent model or ongoing costs below.

Note that on FRI 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.

Other SP&B Ongoing Charges
Estimated Annual Buildings Insurance £
1,940
Estimated Annual Maintenance Compliance Charge £
1,862
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108
Estimated Annual Repairs Fund £
1,300

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

** 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