Simms Road Inn Wigan

Garswood Road, Ashton In Makerfield, Ashton-in-Makerfield, Wigan WN4 0XH

  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan
  • Simms Road Inn Wigan

Simms Road Inn Wigan

Investing in the Future

The Simms Road Inn is earmarked to become something exceptional. With the planned refurbishment works, this will be a venue to be enjoyed for a great meal or casual drink with friends and family alike.

Hub of the Community

Located in Garswood, we want to ensure that the new operator not only feels a part of the community, but is the heart of the community. This new hub will ensure guests call in for all social occasions within the calendar.

Visionary Operator

Do you see yourself running the Simms Road? Do you have the skills to produce an authentic food offering, to be able situate yourself within the heart of the community and cultivate a newly refurbished pub? If it's a yes to all of those, then this is the ideal opportunity for you.

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).

Pub Features

  • Rolling Tenancy
  • Music Venue
  • Car Parking
  • Refurbishment Planned
  • Catering Kitchen
  • Long-Term FRI Lease
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing

Trading Area & Facilities

Simms Road Inn is a single bar set up with one main trading area, with several snugs off it. The pub also has a catering kitchen which will be upgraded as part of the planned refurbishment.

Externally the pub benefits from a large beer garden and car park.

Private Accommodation

The private accommodation consists of three bedrooms, lounge, dining room, kitchen, bathroom and an office. Where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade promise.

Premises Licence Details

Please see licence for full 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 - 00:00 11:00 - 00:00 11:00 - 00:00 11:00 - 23:30

Financials

Annual Rent £
70,000
Estimated Annual FMOP (Licensee Profit) £
72,661
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
740,880
Estimated Annual Barrelage
261

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 £
135,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
17,500
Rent In Advance £
1,346
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 £
159,351
Estimated Minimum Ingoing Costs £
17,351

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 £
897
Estimated Annual Maintenance Compliance Charge £
992
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
5,950

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