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Pack Horse Hotel Leeds

208, Woodhouse Lane, Leeds, LS2 9DX

Pub Code: 2302274101

Key Features

  • Major Refurbishment Planned
  • Town Centre Location
  • Lively Student Community
  • Function Room
  • Beer Garden

Est Min Ingoing Costs: £54,475

Annual Rent: £58,928

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More Information

Central Location

The Pack Horse is located close to the city-centre of Leeds and The University of Leeds. It is also near Leeds Metropolitan University, and the Hyde Park area of the city centre. The adult population within a ten-minute walk time is over 1,200. There are nine pubs in the area – the main competition comes from managed pub groups nearby. With a new food and drinks offer, the Pack Horse will be the pub of choice in the area.


Serious Potential

The Pack Horse already operates as a firm local favourite. The planned refurbishment will expand upon this. With a new kitchen, the pub will be able to provide a food offer alongside excellent craft beers. The rear covered external area has an outside servery. A games area and renovated internal areas, gives this pub bags of potential. 69 internal covers and 72 external covers will set up the Pack Horse to be the best premium local in the area. This is a pub business with great potential.

  • Function Room

  • Music Venue

  • Outdoor Trade

  • Private Accommodation

  • Investment Tenancy

Trading Area & Facilities

Major Refurbishment Planned

A major refurbishment will transform the Pack Horse into a premium local pub. Redecorations throughout the indoor and outdoor trading spaces will breathe a new lease of life into this pub. The addition of a covered gazebo in the yard will enable the new licensee to trade throughout the year. The site offers a fantastic space during the warmer months of the year. There will be a small kitchen created in the pub which will add another revenue stream. This will allow you to promote day trade and increased dwell times. See ‘Refurbishment Details’ for full details of our exciting plans.


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

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

Premises Licence Details

Please refer to Premises Licence for more details.

Premises Licence Opening Hours

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

Annual Rent £
Estimated Tenants Annual Operating 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.
** All figures quoted are exclusive of VAT

Ingoing Costs
Estimated Licensee Fixtures and Fittings Value £
Estimated Fixtures and 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 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 Building Insurance £
Estimated Annual Maintenance Compliance Charge £
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
Estimated Annual Repairs Fund £
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

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