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White Swan Kelso [Previously Tipsy Ghillie]

11, Woodmarket, Kelso, TD5 7AT

Pub Code: 2303084101

Key Features

  • Fantastic Location
  • Pub & Cafe
  • Catering Kitchen
  • Live Sports

Est Min Ingoing Costs: £9,100

Annual Rent: £25,494

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More Information

The Tipsy Ghillie is situated on the main square in Kelso, a busy Borders market town.
The front of the pub facing the main square, houses a daytime licensed Coffee Shop/evening Bistro, circa 25 covers which is also used for private functions/parties and events in the evenings.
The rear of the pub houses the main Bar, circa 40 cover), which offers televised sport, pub games, live entertainment at weekends, a wide range of ales and lagers and has the potential to offer good quality bar meals featuring local Borders produce. Entrance to the Bar can be made from the town centre, or from Abbey Row to the rear.

While the population catchment in and around Kelso is around 8,000, the number of people in the town is swelled by visitors to local Borders attractions, racegoers to popular Kelso Racecourse, and other events/activities such as Kelso Civic Week – Common Riding, that take place from Spring to Autumn. The Tipsy Ghillie competes well as a premium local offer in the town centre, as the competition tends to be specialist; hotel, restaurant, brewery/micropub. With a refocused Licensed Coffee Shop/Bistro offer, the introduction of a good daytime food offer and more cask ale choice in the Bar, the pub can grow its existing base of trade.

The catering kitchen at the Tipsy Ghillie is housed between the Coffee Shop and the main Bar. Draught Beer dispense is made through the Smart Dispense system installed in the beer cellar.

All we need now is an ambitious operator to take the venue to the next level - could that be you?

  • Business Start Up Agreement

  • Catering Kitchen

  • Live Sports

  • Cask Ale

Trading Area & Facilities

The front of the pub facing the main square, houses a daytime licensed Coffee Shop/evening Bistro, which is also used for private functions/parties and events in the evenings.

The rear of the pub houses the main Bar, which offers televised sport, pub games, live entertainment at weekends, a wide range of ales and lagers and has the potential to offer good quality bar meals featuring local Borders produce. Entrance to the Bar can be made from the town centre, or from Abbey Row to the rear.

Both the pub and cafe are well maintained and nicely decorated. The pub is quite traditional whilst the cafe is bright and airy.

The catering kitchen at the Tipsy Ghillie is housed between the Coffee Shop and the main Bar. Draught Beer dispense is made through the Smart Dispense system installed in the beer cellar.

Private Accommodation

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

Premises Licence Details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 -
00:00
11:00 -
00:00
11:00 -
00:00
11:00 -
00:00
11:00 -
01:00
11:00 -
01:00
11:00 -
00:00

Annual Rent £
25,494
Estimated Tenants Annual Operating Profit £
26,793
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
349,921
Estimated Annual Barrelage
158
* 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

Ingoing Costs
Estimated Licensee Fixtures and Fittings Value £
4,720
Estimated Fixtures and Fittings Valuation Fee £
250
Estimated Stock Valuation £
4,000
Deposit Amount £
6,374
Rent in Advance £
490
Training Fee £
425
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
17,194
Estimated Minimum Ingoing Costs £
9,100
In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
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 are not included in the rent model or ongoing costs below.
Note that on FRI 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.
Other SP&B Ongoing Charges
Estimated Annual Building Insurance £
1,377
Estimated Annual Maintenance Compliance Charge £
1,862
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6108
Estimated Annual Repairs Fund £
1300
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
** 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

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