Royal Oak Bonnyrigg
Royal Oak Bonnyrigg
58, Polton Street, Bonnyrigg, EH19 3DE Pub Code: 2302133101
Pub Code: 2302133101
Investment TenancyEst. Annual Turnover: £339,055
Annual Rent: £27,128
A £180,000 refurbishment is planned to transform the Royal Oak Bonnyrigg into a refreshed, modern yet traditional community pub. What would you do with this pub to make it a success?
About the area
Located in the heart of Bonnyrigg town centre in Midlothian, this pub sits within a growing community driven by large-scale housing developments. With 4,913 adults within a 10-minute walk and 14,939 within 20 minutes, there is a strong and expanding customer base on the doorstep.
The pub currently operates as a wet-led, value-driven venue, but the planned refurbishment will reposition it to appeal to a broader and more diverse audience. With only a handful of competitors nearby offering a mix of value, food-led and community propositions, this is an opportunity to stand out with a refreshed, high-quality drinks-focused experience in a comfortable setting.
Demographics
The pub benefits from being one of several pubs in an area of around 14,939 adults. The customer base is currently predominantly wet-led and value-driven, with an opportunity to broaden appeal following investment and attract more frequent visits from a wider audience.
The offer
The Royal Oak Bonnyrigg is available on our investment tenancy agreement. Click here for more information on this agreement. Please refer to the 'Refurbishment Details' section for details of the investment being made.
Who we're looking for
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 Royal Oak Bonnyrigg will have extensive experience in wet-led community pubs. They will have a clear vision for creating a strong drinks-led offer, driving footfall through a welcoming atmosphere, and building a loyal local following that returns regularly.
If this sounds like the incredible pub opportunity you’ve been waiting for, apply today and tell us what you can bring to this pub’s next chapter…
Trading Area & Facilities
The refurbishment will cover both the interior and exterior of the pub. A full list of works and pub floor plan can be found in the Downloads section.
The pub's trading area and facilities post refurbishment will be:
- Main trading area with bar
- Internal seating for 50
- External patio with 18 covers
- HEINEKEN SmartDispense system
- Car park
Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process.
Private Accommodation
With our 5 Star Promise, the rent at the start of your agreement is fixed until the end of its initial term.
Indicative entry costs
£38,982
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.
What we're planning & why
This is a full internal and external refurbishment with an investment of approximately £180,000, designed to completely revitalise the pub and reposition it within the local market.
What's happening?
The Royal Oak Bonnyrigg will undergo a complete transformation, with no area left untouched. Externally, new decoration, signage and lighting will significantly improve kerb appeal, helping the pub stand out and attract new customers. Internally, a full redecoration alongside a new bar and back bar will create a modern yet traditional and comfortable setting.
These improvements will create a more inviting space for socialising and watching sport, encouraging customers to stay longer and visit more often. The pub will remain wet-led, with flexibility for the incoming operator to shape the entertainment and drinks offer to suit the local market and maximise trade.
Why invest?
This refurbishment is designed to rebuild the pub’s reputation within the local community and unlock its full potential. By modernising both the interior and exterior, the pub will better meet customer expectations and attract a wider audience. As a result, turnover is expected to grow to around £6.4k net per week from a drinks-focused offer.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
58, Polton Street, Bonnyrigg, EH19 3DE
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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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