Railway Arms Kibworth Beauch

6 Station Street, Leicester, Leicester LE8 0LN

  • Railway Arms Kibworth Beauch
  • Railway Arms Kibworth Beauch
  • Railway Arms Kibworth Beauch

Railway Arms Kibworth Beauch

Vibrant Village Venture - Refurbishment Planned

The Railway Arms sits on the main road linking the two villages of Kibworth, Beauchamp and Kibworth Harcourt, about eight miles south-east of Leicester. The growing community has recently been boosted by new housing and has a combined population of
about 6,500. The pub is surrounded by residential properties so has a real community feel. The plan is to transform it into a premium local, offering true differentiation to the other pubs in the local area. The areas surrounding the villages will provide walk-in trade, while there will also be custom from passing traffic.

The pub, which was previously a wet-led establishment, will now place an emphasis on food as well as drink, while also providing customers the opportunity to bask in the sun during the summer in the fantastic rear garden development.


We are seeking a community-minded operator with experience in launching a new proposition

We will be launching an investment scheme with this site and to succeed here, you will need a proven track record of lntroducing a new food menu along with cask ale experience. Local knowledge and being part of the local community will be key to the success of this business.

Pub Features

  • Rolling Tenancy
  • Car Parking
  • Refurbishment Planned
  • Private Accommodation
  • Pub Games
  • Cask Ale
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

The Railway Arms will undergo a transformational refurbishment, which will see the interior redecorated and fitted with new lighting and new or re-upholstered furniture. This will allow the pub to transform into a premium local, offering true differentiation to the other pubs in the local area. In the local's area more will be made of the chimney stack brickwork and the old fireplace opening will be enhanced with shelving or a display. Works will also make more of the fireplace in the bar/dining area. The existing bar structure will be retained and redecorated, new tiles and mirrors will be added to the upper back bar display and a new over-bar gantry will be added along with pendant lighting. While the pub will retain many of its original features, a new kitchen will be installed in order to maximise profit potential.

Externally the pub will undergo a facelift and the rear garden will be transformed into a fantastic outside seating area with festoon lighting and new furniture and planting. The external function room and store will be demolished. The pub also features a small car park to the rear of the property, with space for 10 vehicles.

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 three bedrooms, a lounge, kitchen and bathroom. As part of our Ready to Trade promise, we will ensure that your private accommodation is in a good state of repair so that you can focus your time and energy on your new business.

Premises Licence Details

Please refer to the Premises Licence for further details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 00:00 11:00 - 00:00 11:00 - 00:00 11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 12:00 - 23:30

Financials

Annual Rent £
33,500
Estimated Annual FMOP (Licensee Profit) £
36,948
Representative HEINEKEN UK Brand Discount Per Barrel £
136
Estimated Annual Turnover £
387,938
Estimated Annual Barrelage
242

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 £
16,535
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
4,000
Deposit Amount £
8,375
Rent In Advance £
644
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
31,739
Estimated Minimum Ingoing Costs £
28,512

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 £
TBC
Estimated Annual Maintenance Compliance Charge £
1,463
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