Tommy Wass Hotel Leeds

450 Dewbury Road, Leeds LS11 7LJ

  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds
  • Tommy Wass Leeds

Tommy Wass Hotel Leeds

Refurbishment Planned - Great Location

The Tommy Wass sits on busy Dewsbury Road in Beeston, a suburb of Leeds. With a variety of shops, bars and restaurants on the street, the pub benefits from plenty of passing trade. This superb catchment area features a high proportion of young professional singles, students and young families.

Currently trading as a drinks led pub, there is significant scope to revitalise the pub offering and introduce an appealing food offer. Due to the demographics of the area, the pub would suit a modern pub menu that offers on trend items such as sharing boards and small plates. Combined with a premium drinks offer that includes trendy gins and craft beer, the pub has true potential to become a hub of the local area.

We plan to refurbish The Tommy Wass to allow the pub to meet it's true potential. This will include not only a new catering kitchen but also new fixtures and fittings and external signage.

Innovative Operator Wanted

The Tommy Wass is an exciting opportunity for an experienced community operator who prides themselves in providing great service to their customers. You will be passionate about the publican lifestyle and have prior experience developing a food offer. Apply now to hear how Star Pubs & Bars can support you to grow this business.

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Live Sports
  • Private Accommodation
  • Pub Games
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Inside, the pub will be refurbished to high standard to create a modern yet relaxing community hub. There will be the addition of a games room to create a space to groups of friends to socialise or to allow for the creation of sports teams.

Externally the pub will also be refreshed to include new signage to give the pub its new, modern identity.

Please see the refurbishment pack for more details.

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

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

Premises Licence Details

See licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 12:00 - 22:30

Financials

Annual Rent £
34,000
Estimated Annual FMOP (Licensee Profit) £
39,650
Representative HEINEKEN UK Brand Discount Per Barrel £
135
Estimated Annual Turnover £
442,063
Estimated Annual Barrelage
322

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 £
31,200
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
8,500
Rent In Advance £
654
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 £
47,539
Estimated Minimum Ingoing Costs £
13,018

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 £
1,625
Estimated Annual Maintenance Compliance Charge £
1,126
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108

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