Spot Gate Spot Gate
Spot Gate Spot Gate
Hilderstone Road, Stone, ST15 8RP Pub Code: 2300078101
Pub Code: 2300078101
Investment TenancyEst. Annual Turnover: £769,652
Annual Rent: £53,196
A planned investment of around £392,315 will transform the Spot Gate into a premium destination pub with a strong food offer, refreshed indoor and outdoor spaces and a unique railway-inspired experience. What would you do with this pub to make it a success?
About the area
The Spot Gate is in a rural location between Stone and Stoke-on-Trent, an area that combines Staffordshire's industrial heritage with countryside, canals and visitor attractions. Nearby draws include the Trent & Mersey Canal, Aston Marina, Trentham Estate and Stoke-on-Trent's renowned pottery attractions. There are 429 adults within a 20-minute walk of the pub.
Before closure, the pub was predominantly wet-led, value-led and reliant on weekend trade, with a basic offer that generated relatively few destination visits. The refurbishment will reposition it as a premium, food-led destination capable of appealing to families, casual diners, younger professionals, local residents and visitors to the wider area. The brief identifies very limited direct competition, with the Black Lake the main comparable destination dining venue, giving the Spot Gate an opportunity to stand out through the scale of the investment and its distinctive Pullman railway carriages.
The offer
Spot Gate 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 Spot Gate will have extensive experience in premium, food-led hospitality businesses. They will have a clear vision for a high-quality food and drink menu, planned entertainment and events, and a marketing strategy that establishes the pub as a destination while reconnecting it with local customers. They will be able to create a memorable experience for customers and make the most of the pub's unique railway heritage.
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 the interior and exterior of the pub, including a revamp of the pub garden. 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
- Separate dining room
- Snug area
- Separate games/sports zone
- 159 internal covers
- 38 external covers
- Catering kitchen
- HEINEKEN SmartDispense
- Three-bedroom private accommodation
- Pub garden
- Car park with 40+ spaces
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, 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, lounge, kitchen and bathroom with separate WC
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
£62,799
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
The Spot Gate is planned to receive a full transformation worth approximately £392,315, covering the pub's interior, exterior and garden. The scheme will create a premium destination dining pub with a new kitchen, new dining space, refreshed décor, upgraded signage and lighting, and refurbished Pullman train carriages to the rear. Unlike standard terms for Investment Tenancies, we're offering the option to rent the Fixtures & Fittings for this pub. Ask us for more information!
What's happening?
Full external decoration, new signage and lighting will improve kerb appeal, signal the pub's repositioning and help attract more customers.
A new commercial kitchen will enable a high-quality food offer and support a more sustainable balance of food and drink sales.
A full internal investment will create a premium environment with dedicated dining, snug and sports/games areas, helping broaden the pub's appeal.
The Pullman train carriages at the rear will be refurbished, creating a distinctive reason to visit for destination diners, railway enthusiasts and customers looking for a memorable experience.
The pub garden will be revamped as part of the wider transformation, strengthening the overall customer experience.
The drinks offer is expected to include premium lagers and ciders alongside a premium wines, spirits and minerals range, with coffee supporting daytime trade.
Entertainment should be planned and structured rather than defining the pub as an all-out community entertainment venue, with the new operator able to shape the final programme.
Why invest?
This investment is designed to give the Spot Gate a clear new position as a premium country-style pub and destination dining venue. By improving the building inside and out, introducing a new kitchen and food offer, and making the railway carriages a genuine point of difference, the scheme is expected to broaden the customer base, increase destination visits and grow both daytime and evening trade. The post-investment plan anticipates weekly turnover of around £14,800, with an expected 39% wet / 61% dry sales split.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
Hilderstone Road, Stone, ST15 8RP
Selected pub
Other pubs
Nearby events
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
Pub Vacancy Alerts
Register now to receive regular email or text updates when new pubs to let come onto the market and get the latest news from Star Pubs. It’s free and puts you under no obligation.
Register
Want to know more?
To download our no nonsense guide to running your own pub click below.
Download