William Morris Walthamstow
807/809 Forest Rd, Walthamstow, London, E17 4JDAgreement Type:
Investment Tenancy
View details for William Morris Walthamstow
Roxie Steak & Tap Twickenham (To be renamed the Black Dog)
Roxie Steak & Tap Twickenham (To be renamed the Black Dog)
11, London Rd, Twickenham, TW1 3SX Pub Code: 0090033101
Pub Code: 0090033101
Investment TenancyEst Min Ingoing Costs: £155,285
Annual Rent: £55,000
The Black Dog nestled in the heart of Twickenham. Situated along the bustling Twickenham high street, this pub enjoys unparalleled foot traffic, especially on matchdays at nearby Twickenham Stadium and The Stoop Stadium. The area boasts a vibrant atmosphere and is conveniently close to the scenic River Thames. With a demographic skewing towards a youthful, affluent crowd seeking premium experiences, there are 6,740 adults within a 10-minute walk, over-indexing in the 18-35 age group compared to the national average.
Its strategic location places it in direct competition with 15 other pubs and bars, yet its planned full external refurbishment promises to enhance its kerb appeal and allure. Featuring a trendy yet approachable High Street style, this pub will offer a diverse range of entertainment options from digital darts to beer pong, creating an engaging atmosphere for patrons seeking competitive socialising and memorable nights out.
The offer
Entertainment:
• The pub will offer vibrant atmosphere with a variety of competitive socialising platforms including beer pong, shuffleboard, and digital darts, which will set the Black Dog apart from the rest of the competition in Twickenham.
Drinks:
• Experience a premium drinks range, featuring popular options like Amstel and Beavertown, ensuring top-notch beverages for every taste.
Food:
• Enjoy an enticing street food-style menu, highlighting delicious options such as pizzas and burgers crafted to perfection.
Coffee:
• Begin your day or recharge with quality coffee offerings, providing a refreshing and satisfying brew whenever needed
The Black Dog is available on our Fully Repairing and Insuring Lease (FRI). Click here for more information on this agreement.
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 Black Dog will have extensive experience in High Street hospitality businesses. 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…
Trading Area & Facilities
The Black Dog will be undergoing a refurbishment which will cover the interior and the 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
- Separate dining room
- 70 internal covers
- 16 external covers
- Catering kitchen
- Social games such as a shuffleboard and beer pong
- Outdoor space with T.V.
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
To Be Confirmed
Estimated Total Ingoing Costs
£155,285
Estimated Minimum Ingoing Costs
£155,285
Annual Rent
£55,000
Estimated Annual Turnover
£645,806
Deposit
£13,750
Estimated Fixtures & Fittings Value
£128,035
Estimated Stock Valuation
£10,000
Estimated Working Capital
£3,500
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:
11, London Rd, Twickenham, TW1 3SX
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To apply for this pub or for additional information, please contact us directly
Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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