Woodlands Hotel Harrogate

110 Wetherby Road, Harrogate, HG2 7SA

  • Woodlands Hotel Harrogate
  • Woodlands Hotel Harrogate
  • Woodlands Hotel Harrogate

Woodlands Hotel Harrogate

Fantastic Opportunity - Refurbishment Planned!

The Woodlands Hotel is a family friendly pub in the sought-after spa town of Harrogate and will undergo a large investment by Star Pubs and Bars. The pub is located in a desirable residential area on Wetherby Road, a main thoroughfare into the town from Wetherby, and has a prominent corner plot position on a busy junction ensuring plenty of passing trade as well as local trade.

The pub has the ability to attract both the local community and visitors, which combined with the right food and drink offer provides an excellent opportunity for the new operator to drive trade and build the pub's reputation. The refurbishment will allow for distinct trading areas for both dining and casual drinking. It will also be given a fresh, modern new look to maximise its appeal.

To see an example of a recently completed refurbishment click here.


Food Focused Operator Wanted

We are looking for an experienced food operator who will work with Star to transform the Woodlands Hotel into a pub known for great drinks, food and service. You will have the ability to develop an enticing food offer and market the pub effectively.

Pub Features

  • Investment Tenancy
  • Car Parking
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing

Trading Area & Facilities

Once the refurbishment is complete, The Woodlands will be re-named West Riding and showcase a refreshed, contemporary décor. This will be complete with revamped fixtures, fittings, and soft finishes throughout, perfect for the local affluent community.

The outside will also benefit from a new lighting & signage scheme.

Private Accommodation

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

Premises Licence Details

Please refer to the Premises Licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00 09:00 - 00:00

Financials

Annual Rent £
65,205
Estimated Tenants Annual Operating Profit £
79,904
Representative HEINEKEN UK Brand Discount Per Barrel £
125
Estimated Annual Turnover £
612,906
Estimated Annual Barrelage
246

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

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
36,977
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
6,000
Deposit Amount £
16,301
Rent In Advance £
1,254
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 £
62,142
Estimated Minimum Ingoing Costs £
62,142

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 Buildings Insurance £
1,955
Estimated Annual Maintenance Compliance Charge £
1,862
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108
Estimated Annual Repairs Fund £
1,300

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