Skip to content

Ragdoll Bar Edinburgh

4-6, Dean Street, Edinburgh, EH4 1LW

Pub Code: 2302885101

Key Features

  • Refurbishment Planned
  • Popular, affluent neighbourhood
  • Destination outlet
  • An extensive range of premium and craft lagers, spirits, wines, and cocktails and low and no alcohol options
  • Coffee Offer
  • Live Entertainment

Est Min Ingoing Costs: £48,142

Annual Rent: £52,670

Apply for this Pub

More Information

What would you do with this pub to make it even more of a success?

In the heart of Stockbridge, Edinburgh in the popular, affluent neighbourhood of Stockbridge in Edinburgh - Voted one of top 15 ‘Coolest UK neighbourhoods’ by The Telegraph newspaper. Located to the North of Edinburgh city centre there is easy access to all the city has to offer as well as the Botanic Gardens and Edinburgh Accies rugby ground which are nearby. Stockbridge is a growing and affluent neighbourhood. There is a greater proportion of young professionals and young families. Just over 27,000 people (18+) live within a 20 min walking distance of the pub. Stockbridge high street has a range of independent bars and cafes as well as national chains.

The Dean is available on our investment tenancy agreement.  

When refurbished, the Dean will offer:

• An extensive range of premium and craft lagers, spirits, wines, and cocktails and low and no alcohol options.

• A tight menu which compliments the drinks offer and can be delivered consistently. Looking for operator to define in more detail.

• Coffee Offer

• The entertainment offer should complement the pub with regular live weekend music and Pub Quiz and alternatives such as Comedy and other interests

We’re always open to new ideas, what would you do to drive trade?

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 pub will have extensive experience in a destination food outlet hospitality business. They will have a clear vision for their food & drinks menu, marketing strategy and entertainment offer 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…

  • Investment Tenancy

  • Catering Kitchen

  • Refurbishment Planned

  • Music Venue

Trading Area & Facilities

The Dean 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:

  • Main trading area with bar
  • 42 internal covers
  • Catering kitchen
  • Smart Dispense

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 pub has no private accommodation.

Annual Rent £
Estimated Annual Turnover £
Deposit £
Estimated Fixtures & Fittings Value £
Estimated Stock Valuation £
Estimated Working Capital £
Estimated Total Ingoing Costs £
Estimated Minimum Ingoing Costs £
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.


4-6, Dean Street, Edinburgh, EH4 1LW

Google map location image of Ragdoll Bar Edinburgh