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White Swan Kelso [Previously Tipsy Ghillie]

11, Woodmarket, Kelso, TD5 7AT

Pub Code: 2303084101

Key Features

  • Refurbishment & Investment Planned
  • New external decorations
  • Live Sports screenings
  • Local music acts
  • Coffee Offering
  • Private accommodation – 2 storey flat

Est Min Ingoing Costs: £13,443

Annual Rent: £29,323

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More Information

Exciting investment opportunity

What would you do with this pub to make it even more of a success?

The area

Located in the picturesque market town of Kelso in the Scottish Borders, this pub occupies a prime position in the vibrant market square, surrounded by an array of independent businesses. Kelso racecourse hosts around 15 meets from September to May, attracting over 40,000 visitors annually. The town is experiencing growth, with new housing developments and an influx of younger households and families, making it an ideal investment opportunity.

The White Swan will offer when refurbished.


Patrons can indulge in an extensive array of beverages, from premium lagers, craft beers, and ales to a wide selection of soft drinks, wines, and spirits, ensuring there's something for every taste.


Satisfy cravings with a menu filled with crowd-pleasing dishes, offering something delicious for everyone to enjoy, whether it's a hearty meal or a light bite.


Start your day or unwind with a quality coffee offering, providing a perfect pick-me-up or a relaxing moment to savour in the cosy atmosphere of the pub.


Guests can experience the excitement with a regular lineup of entertaining events, including quizzes, local music acts, and live sports screenings, ensuring there's always something happening to enhance the pub experience.

The White Swan is available on our foundation tenancy agreement. Click here for more information on this agreement. 

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

If you’ve benefited from running or owning a pub business, we’d love to hear what experience you can bring and knowledge of the Borders area would be ideal.

The right operator for the White Swan will have extensive experience in high street hospitality businesses. They will have a clear vision for their food & drinks menu, entertainment offer and marketing strategy 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 pubs next chapter…

The White Swan will be undergoing a refurbishment which will cover the interior and exterior of the pub.

  • Refurbishment Planned

  • Foundation Tenancy

  • Private Accommodation

  • Catering Kitchen

  • Music Venue

  • Live Sports

  • Cask Ale

Trading Area & Facilities

The White Swan will be undergoing a refurbishment which will cover the interior and exterior of the pub.

A full list of works and pub floor plan can be found in the ‘refurbishment details’ in the downloads.

The pubs trading area and facilities post refurbishment will be:

  • Main trading area with bar
  • 81 internal covers
  • Catering kitchen
  • Function room
  • Smart Dispense


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

There is a spacious flat with 2 bedrooms and a seperate entrance included.

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.


11, Woodmarket, Kelso, TD5 7AT

Google map location image of White Swan Kelso [Previously Tipsy Ghillie]