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Tommy Wass Hotel Leeds

450, Dewbury Road, Leeds, LS11 7LJ

Pub Code: 0020430101

Key Features

  • Refurbishment Planned
  • Established Community Pub
  • Great Location
  • Catering Kitchen
  • Sports Lounge
  • Spacious Beer Garden

Est Min Ingoing Costs: £12,123

Annual Rent: £25,477

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More Information

The area

The Tommy Wass is located in a well populated area of south Leeds, close to Elland Road and Middleton Park. The pub is also a short drive from the White Rose Centre shopping.


The pub benefits from being one of two pubs found in an area of around 5,428 adults.

The offer

Available on our Investment Tenancy agreement, we are planning to carry out a full internal redecoration to this pub and re-model the interior to give better access the lounge bar.

This will really unlock its food potential to complement its existing wet led, sports trade. What food would you look to implement in the pub?

We’re always open to new ideas, what else would you do to drive trade?

Attitude is more valuable than experience. If you’ve got the following, we’d love to hear from you.

  • Understanding of the local community
  • You know what it takes to build a successful business
  • You love hospitality and are great with 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…

  • Investment Tenancy

  • Live Sports

  • Pub Games

  • Car Park

  • Private Accommodation

  • Refurbishment Planned

Trading Area & Facilities

Schedule of Works:

Internal Scheme

  • Full Internal Redecoration including walls, ceilings and timberwork
  • Clean and re lamp all light fittings
  • Mixture of refurbished Furniture and some new with the lessee F&F Budget
  • Contract Clean existing carpet
  • Decoration of Managers Accommodation
  • Strip Stain and refurb existing timber floors and add new vinyl flooring in area of Lounge Bar
  • Make opening from Entrance Lobby into Lounge Bar and make good the Bar Servery accordingly
  • Recover some of the fixed seating throughout
  • Upgrade kitchen
  • Construct new wall and double swing door


  • Lounge Bar Male and Female toilets to have full redecoration
  • Games Room Ladies to have full redecorations
  • Games Room Male to have complete refurb and redecoration

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 3 bedrooms, living room, kitchen/diner & bathroom.

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.


450, Dewbury Road, Leeds, LS11 7LJ

Google map location image of Tommy Wass Hotel Leeds