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RegisterSwynnerton Arms
Swynnerton Arms
Windmill Hill, Stoke On Trent, ST3 7PP Pub Code: 2301895101
Pub Code: 2301895101
Investment TenancyEst Min Ingoing Costs: £43,394
Annual Rent: £39,575
A £57,093 refurbishment is planned to revitalise the Swynnerton Arms and reposition it as a well presented, food led village pub with strong kerb appeal and an upgraded commercial kitchen. What would you do with this pub to make it a success?
About the area
The Swynnerton Arms sits in an elevated position overlooking Swynnerton parish village, with attractive views and a good sized car park, making it a natural destination venue rather than a passing trade pub. The site is already better known for good quality food and benefits from its setting within a rural village environment.
Within a 10 minute walk there are 740 adults, rising to 2,987 within 20 minutes, with a much wider 20 minute drive catchment of 230,251 people. The core audience locally is Mature households, with strong representation of Midlife - Carefree and Midlife - Young Kids segments. This supports a balanced food and drink offer that appeals to established residents, families and social groups seeking quality dining in a relaxed village setting.
The pub has seen a steady decline in recent years and is currently operating under temporary management. This investment will address external presentation and kitchen capability, allowing the pub to re-establish itself as a premium local dining destination and recapture both local loyalty and drive-to trade from the wider area.
Demographics
The dominant segment in the immediate catchment is Mature households, significantly over-indexing against the GB average within walking distance. Midlife – Carefree and Midlife – Young Kids segments are also well represented, indicating strong potential for:
- Quality casual dining and Sunday lunch occasions
- Small group celebrations and family gatherings
- Early evening and weekend food led trade
- Premium drinks and wine with meals
- Younger adult segments are less prevalent locally, reinforcing the need for a considered, food focused offer rather than a late night or drinks led concept.
The offer
The Swynnerton Arms 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.
This is an opportunity to take on a characterful village pub with an established reputation for food, enhanced by targeted capital investment designed to improve both presentation and operational efficiency.
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 the Swynnerton Arms will have extensive experience in food led hospitality businesses. They will have a clear vision for a quality pub dining menu, strong Sunday and midweek food occasions, and a marketing strategy that re-engages the local community while attracting drive-to customers from the surrounding area, 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 pub’s next chapter…
Trading Area & Facilities
The refurbishment covers both exterior upgrades and back of house kitchen improvements. 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 bar and dining trading areas
- Upgraded commercial kitchen with new flooring and wall finishes
- Cellar
- Customer toilets
- Car park
- Domestic accommodation with partially redecorated rooms
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
Private accommodation consists of three bedrooms, living room, kitchen and bathroom.
Estimated Total Ingoing Costs
£43,394
Estimated Minimum Ingoing Costs
£43,394
Annual Rent
£39,575
Estimated Annual Turnover
£372,419
Deposit
£9,894
Estimated Fixtures & Fittings Value
£24,000
Estimated Stock Valuation
£6,000
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:
Windmill Hill, Stoke On Trent, ST3 7PP
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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
