Wern Inn Landore
48 Siloh Road, Swansea, SA1 2PEAgreement Type: Foundation Tenancy
View details for Wern Inn LandoreRefurbishment Planned
Queens Hotel Carmarthen
10, Queen Street, Carmarthen, SA31 1JR
Pub Code: 2302810101
Key Features
- Transformational Refurbishment Planned
- Prominent Town Centre Location
- Walled Courtyard Outside Trading Area
- Premium Drinks Led
Est Min Ingoing Costs: £16,602
Annual Rent: £37,229
More Information
Fantastic refurbishment planned -
An impressive refurbishment will convert the Queens Hotel Carmarthen into a premium drinks-led, high-street pub. Inside, the pub will be redecorated but in keeping with an all-new look and feel. Other upgrades throughout the pub such as refurbished seating areas, improved toilets and the installation of a new bar servery will give the pub a much more premium feel.
Outside the pub, we will add external street access to the walled courtyard garden. The entire outdoor area will receive a full redecoration, including new lighting and signage.
Community focused
The Queens Hotel is located in the country town of Carmarthen. The pub itself is situated in the middle of the town centre, which is a vibrant area full of bars, pubs, and restaurants. It’s an area of significant history with the Queens Hotel sitting next to remains of a 17th Century coach house stables. Carmarthan is a market town and has been since Roman time. It currently has an indoor market that is open 6 days a week along with an outdoor market on Wednesday’s and Saturday’s. The town also benefits from hosting a Famers Market on the first Friday of every month which is a big draw for visitors and locals to the area.comes to town and on the first Friday of each month the farmers market draws local and visitors alike.
A pub business with potential
The refurbishment and reopening of the Queens will add an exciting new element to the high street. The new operator will be able to build a reputation as one of the best places to meet friends, family or colleagues for a drink. It will also allow people to enjoy watching key sporting events on one of it’s three TV’s. The new décor, walled outdoor area and a welcome range of premium drinks will make this pub stand out over the competition. All we’re looking for is the right operator who understands the dynamics of a high street pub and ideally has knowledge of the local area.
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 the Queens Hotel will have extensive experience in the hospitality businesses. They will have a clear vision for their drinks menu, entertainment offer and Marketing strategy 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 pubs next chapter…
Target customers:
When refurbished, the Queens Hotel will appeal to a very broad spectrum of customers at different times including:
Shoppers looking for refreshing drink or coffee
Older customers looking for an afternoon drink
Town centre professionals looking for a drink after work
Visitors to the area enjoying a drink in the great historical surroundings
Young drinkers looking for an exciting new pub on the town ‘circuit’
Offer:
When refurbished, the Queens Hotel will offer:
Wet led offer only – with 70 covers
A high quality, focused range including premium beers, spirits including speciality Welsh Gins and Whiskies along with a selection of wine and soft drinks.
Coffee offer
Live sport (especially rugby) and potential for some entertainment
Trading Area & Facilities
The Queens Hotel will be undergoing a refurbishment which will cover the interior and exterior of the pub.
A full list of works and pub floor plan can be found in the ‘refurbishment details’ in the downloads.
The pubs trading area and facilities post refurbishment will be:
- Two room trading area with bar
- 70 covers in total
- Outside walled courtyard
- SmartDispense
- 3 Large TV’s for watching all Sporting events
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 2 bedrooms, a living room, kitchen / dinner, bathroom, and where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade promise.
| Annual Rent | £ 37,229 |
| Estimated Annual Turnover | £ 431,153 |
| Deposit | £ 9,307 |
| Estimated Fixtures & Fittings Value | £ 25,000 |
| Estimated Stock Valuation | £ 10,000 |
| Estimated Working Capital | £ 3,500 |
| Estimated Total Ingoing Costs | £ 47,807 |
| Estimated Minimum Ingoing Costs | £ 16,602 |
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.
Location:
10, Queen Street, Carmarthen, SA31 1JR
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Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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