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

Vibrant Local

Due to undergo a full refurbishment, The Tommy Wass is located on the busy Dewsbury ring road at a crossroads, surrounded by local shops and businesses. This superb catchment area features a high proportion of young singles, homesharers, students and young families.

Currently trading as a drinks led pub, there is significant scope to revitalise the pub offering and introduce a food offer. To this end, once both the internal trading is revamped and a new lighting and signage scheme is implemented, the pub will be capable of capitalising on this new offer.

Innovative Operator Wanted

This is a good opportunity for an experienced community operator or a person with a background in hospitality or retail that is looking for their first pub business.

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Live Sports
  • Private Accommodation
  • Pub Games

Trading Area & Facilities

The pub, which be completely refurbished, is split into two distinct trading areas, each supported by their own servery. The main area has a traditional pub feel to it with a mix of loose and fixed seating to let you enjoy drinks with friends and doubles up as a function space. The second trading area is more focused around pub games and has a pool table and darts throw with several gaming machines.

Externally there is car park for about 10/15 cars to the rear of the pub.

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 £
29,250
Estimated Annual FMOP (Licensee Profit) £
35,451
Representative HEINEKEN UK Brand Discount Per Barrel £
137
Estimated Annual Turnover £
408,948
Estimated Annual Barrelage
300

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 £
2,932
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
10,000
Deposit Amount £
7,313
Rent In Advance £
563
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 £
22,993
Estimated Minimum Ingoing Costs £
17,623

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) £
5,950

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