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Shoulder Of Mutton Holmfirth

2, Dunford Road, Holmfirth, HD9 2DP

Pub Code: 2302671101

Key Features

  • £370,000 Investment Planned
  • Craft Beer House
  • Popular Market Town Location
  • Appealing Beer Garden

Est Min Ingoing Costs: £58,789

Annual Rent: £45,156

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More Information

Significant Investment Planned

The Shoulder of Mutton is a popular pub located within the market town of Holmfirth. This affluent town has become a weekend destination for those who live within a short drive. 

We are planning an investment of over £370,000 to transform the pub into a modern 'Craft Beer & Cask House'. Highlights of the refurbishment include new signage, furniture and lighting. The interior will be fully redecorated in a quirky, chic style. 

Experienced Local Operator Wanted

Do you want to run the best pub in Holmfirth? The right operator will have prior experience running a similar venue. They will know the area well and have a clear strategy to market their new business. We're looking for someone with knowledge of craft & cask ales, premium spirits & cocktails. The ability to deliver a simple but contemporary food offer will be essential. This should focus on sharing boards, small plates and finger food.

  • Catering Kitchen

  • Investment Tenancy

  • Cask Ale

  • Outdoor Trade

  • Private Accommodation

  • Refurbishment Planned

Trading Area & Facilities

The pub is split over three floors, one of which are trading areas. Covers inside will be circa 56. 

Our investment will transform the dining area with new flooring, lighting and furniture. Features will include exposed brickwork and a restored, fully functional fireplace. 

The bar will receive new booth-style seating in the 'snug' area. It will include new lighting and decorative features. The fireplace will be restored to working order. The bar will be repainted, with new flooring and new servery openings. Both the ladies' and gents' WCs will receive a full makeover. 

Outside, the pub will have new eye-catching signage, lighting and window decals. The front terrace will be newly furnished. Vintage-style planters will section it off from the pavement. 

The rear terrace has real potential to become a hotspot in the warmer summer months. A real USP in the cosmopolitan and tourist hotspot of Holmfirth. The area is partially submerged, with a further raised area that is accessed by some steps. This will be enhanced with festoon lighting and quality outdoor seating. Customers can socialise together here for mixed group occasions. The rear terrace also has room for pop-up food trucks, as an extra income source.


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 three bedrooms, living room, bathroom and kitchen.

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.


2, Dunford Road, Holmfirth, HD9 2DP

Google map location image of Shoulder Of Mutton Holmfirth