Portcullis

693 Fishponds Road, Fishponds, Bristol BS16 3UH

  • Portcullis Bristol
  • Portcullis Bristol
  • Portcullis Bristol
  • Portcullis Bristol
  • Portcullis Bristol
  • Portcullis Bristol
  • Portcullis Bristol
  • Portcullis Bristol

Portcullis

Eclectic Investment Planned

Earmarked for a transformational refurbishment and major investment from Star Pubs & Bars, the Portcullis is a large community pub with an impressive Portcullis structure at the front. Opposite a large supermarket and adjacent to a densely populated area, the well supported by passer-by's and the local residents who surrounded the site.

Internally and externally, the site will be fully refurbished. A raw distressed feel will be apparent throughout with eclectic furniture and lighting. The scheme aims to highlight the existing features of the building stripping back finishes, exposing the redundant fireplace and introduce new elements like timber wall cladding, tiling and quirky neon artwork. The current offer could be much improved with the addition of a revised menu, to include sharing platters, premium drinks and a desirable coffee offer to attract shoppers and passing trade.

Innovative Operator Wanted

Are you looking to expand your business portfolio? As the future vision for the site is to provide a great menu, catering experience and knowledge is essential, along with the ability to demonstrate innovation and great business management.

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Live Sports
  • Private Accommodation
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Internally, the site will be fully refurbished. A raw distressed feel will be apparent throughout with eclectic furniture and lighting. A number of different trading areas will be created which will include poseur height, dining height and lounge furniture, with two separate tables for large parties. The scheme aims to highlight the existing features of the building stripping back finishes, exposing the redundant fireplace and introduce new elements like timber wall cladding, tiling and quirky neon artwork.

Outside, the proposed signage scheme and alterations will enhance the building and increase visibility by using reclaimed timber panels with new lettering and a planter to the base for the main sign. The existing fascias will be removed from the building and new lettering will be placed on the building. External furniture will be introduced to the front and a large graffiti mural will cover the existing gates that lead to the rear, advertising the large beer garden to the back.

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 a lounge, kitchen, bathroom and bedrooms. As part of our promise to you, we will ensure your private accommodation is in good order so that you can focus your energy on getting the business right.

Premises Licence Details

Please refer to 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 - 01:30 10:00 - 01:30 10:00 - 01:30 10:00 - 00:30

Financials

Annual Rent £
54,750
Estimated Annual FMOP (Licensee Profit) £
56,647
Representative HEINEKEN UK Brand Discount Per Barrel £
130
Estimated Annual Turnover £
656,003
Estimated Annual Barrelage
350

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

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
39,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
13,688
Rent In Advance £
1,053
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
60
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
60,936
Estimated Minimum Ingoing Costs £
60,936

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 £
1,149
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