Thorn Tree Ossett

Queen Street, Ossett, Wakefield WF5 8AS

Under Offer
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett
  • Thorn Tree Ossett

Thorn Tree Ossett

Fabulous locals' pub & untapped food opportunity!

The Thorn Tree is a community focussed pub located in a small town called Ossett near the city of Wakefield. The pub is on the main road and surrounded by mixed residential housing, posing a great opportunity for local trade. The site also benefits from being close to a big sports club and the end of a cycle track.

The outlet currently operates as a community focussed drinks pub and is famous for sports and enjoys strong teams representation. With limited amount of competition and the region being densely populated, there is a great profit opportunity to develop a wider food offer (25+ covers) to attract people from the surrounding residential areas and take advantage of the pub's great location.

Excellent opportunity for an entrepreneurial operator!

We are ideally looking for an operator who can operate the Thorn Tree as a traditional pub with a good quality homemade food menu with a focus on cask ales and encourage sports, creating a fabulous pub for locals.

Pub Features

  • Rolling Tenancy
  • Car Parking
  • Catering Kitchen
  • Live Sports
  • Long-Term FRI Lease
  • Outdoor Trade
  • Private Accommodation
  • Smoking Area
  • Pub Games
  • Cask Ale
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Internally, this is a one bar operation with a large, open plan trading area and separate games area. The pub is in great decorative order and has a welcoming and modern feel, with beautiful wood and carpeted flooring. There is a fully fitted trade kitchen that has been underutilised in the past and the site is capable of providing a food offer for around 25 covers.

Externally, there is an elevated beer garden with panoramic views of the valley which is very popular during the summer months. There is also a car park to the rear of the building with around 20 spaces.

Private Accommodation

The private accommodation upstairs which is in a very good condition consists of three bedrooms, a lounge, kitchen, bathroom and office.

Premises Licence Details

See licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 00:30 11:00 - 02:30 11:00 - 02:30 11:00 - 00:30


Annual Rent £
Estimated Annual FMOP (Licensee Profit) £
Representative HEINEKEN UK Brand Discount Per Barrel £
Estimated Annual Turnover £
Estimated Annual Barrelage

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


Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
Estimated Fixtures & Fittings Valuation Fee £
Estimated Stock Valuation £
Deposit Amount £
Rent In Advance £
Training Fee £
Estimated Designated Premises Supervisor / Manager Fee £
Premises Licence Fee £
Rates Assessment Fee £
Estimated Legal Fees £
Estimated Total Ingoing Costs £
Estimated Minimum Ingoing Costs £

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 £
Estimated Annual Maintenance Compliance Charge £
Estimated Annual Accountancy & Stocktaking Charge (including tills) £

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