Business for sale

Business description

1st time offered in 14 years an excellently positioned village pub located to the heart of snitterfield twix stratford upon avon & warwick – shakespeare country

This is a well known pub enjoying a strong position within an affluent village locale offered at £79,500 to include fixtures and fittings, goodwill plus s.a.v.

*Good Trading Foundation to build on of £252,258 inc vat – 80% Wet to 20% Dry – £38,000 Recon Net Profits having lived out of business !

*Central bar servery to open plan lounge (50+ vertical drinkers) – development potential

*Mature trade garden (75) + patio – car parking (20)

*Spacious 5 bed roomed owners accommodation with private entrance

*Located within popular residential village – ideal family location

*“Favourable” Landlord & Tenant Act protected 20 yr lease renewable at its end anon at no further cost

LOCATION (CV37 0JH)
Set approx half way between the year round tourist mecca’s of warwick (5 miles) and stratford upon avon (4 miles) within the heartland of shakespeare country and the leafy lanes of warwickshire makes this one of the most impressively positioned pubs available at present and ideal for either a new entrant to the business or an experienced operator who is looking for an improved lifestyle and/or development opportunity.

The village of snitterfield lies just off the busy a46 just 2 miles from the m40 which connects to the m1-m5-m42 with direct access into the west midlands and london. Setting aside the strong heritage connection with william shakespeare and ann hathaway’s cottage which is 2 miles away in wilmacote, the location has a strong family presence with excellent schools in the village or by local bus services to stratford and warwick, also there are several golf courses of renown within the vicinity including stratford oaks golf course and ingon manor golf & country club which is situated near the welcome hotel.

Romantic villages locations such as hampton lucy, aston cantlow, alveston and charlecote are all within minutes of the pub. For the more adventurous you could consider the stratford gliding club which is just 1 mile away. The village of snitterfield is signposted off the a46 and the pub is set on bearley road close to the village school and 2 churches.

PROPERTY DESCRIPTION
This is a large property originating from the late Victorian period and detached of local brick construction under pitched slate roofs. Enter from the car park through a brick and timber glazed porch into the main LOUNGE BAR (50+ vertical drinkers) with several areas running from the MAIN BAR SERVERY with brass hand and foot rails around, being the focal point within the pub with REAL ALE PULLS and Bright Beer pumps. There is an assortment of perimeter seating, stools and padded chairs to polished dark wood tables within separate arched trading areas including a GAMES AREA with POOL TABLE.

Large windows overlooking the gardens provide lots of natural light to the trading areas. BEER CELLAR is set below ground and is fully chilled. CATERING KITCHEN is fully equipped with stainless steel benches and commercial equipment. LADIES and GENTS Toilets are partially tiled for ease of maintenance. ENTERPRISE INN’s have discussed the possibility of a capital development including extra eating areas, toilets and guest B&B’s, with our clients and believe that this could be of interest to a new owner who may wish to take this opportunity forward (please note that the assignment of the business is not subject to proceeding with this project).

OWNERS ACCOMMODATION
Located to the first and second floors with 4 double bedrooms, 1 single, large private lounge, family bathrooms (2), private kitchen and office. The access to the owners home is directly from the pub or a side fire escape providing a private entrance.

EXTERNALS
To the side and rear of the pub is a mature grassed beer garden (75) with timber picnic benches and umbrella’s providing a splendid “al fresco” facility with the pubs ivy clad walls as a backdrop. A range of out buildings are available for storage or within a development scheme. Car parking is provided for around 20 vehicles.

PREMISES LICENSES
We are advised that the business trades on opening hours of 12 noon till 11pm all week except Sunday which sees 10.30pm closing. The PREMISES LICENSE allows for openings of 11am through till 11pm all week except for Sunday which sees 12 noon till 10.30pm. A Personal License will be required and our training associates can assist with this for you along with other licensed retail training inc BII courses.

TENURE
We are instructed to offer the property and business for sale as a leasehold assignment of a “user friendly” 20 year lease from WPP (Whitbread Pub Partnerships) now ENTERPRISE INNS commencing 1994 being fully renewable at its end for a further 20 year period at no further cost and under no less favourable terms which include 100% retention of machine income, the provision to buy guest ales, cider, wines, spirits and minerals from any supplier gaining valuable discounts adding to bottom line profits. Current business rent (set until Feb 2009) is £27,000 p.a.

SERVICES
We are advised that the pub benefits from mains electric, water, sewage with heating by GAS. Business rates payable are £6,489 inc water.

THE BUSINESS
Our client wishes to assign the lease to retire from the business having run the pub for some 14 years and offering it for sale for the 1st time. Sales to February 2007 show £252,258 inc vat on a split of 20% Dry to 80% Wet providing plenty of opportunity to grow the food side of the business (with or without the possible development).

The potential of this business is easily measured and it would be reasonable for a new energetic owner to grow sales up to and beyond £350,000 pa with a re-focus on the food business which bearing in mind its strong location is totally unexploited. Current Reconstructed Net Profits (after adding back personal expenses, one off, and accounting practices) show £38,773 for y/e 2007 after paying all expenses and living out of the business.

This is a business opportunity that will undoubtedly attract a lot of interest from clients who wish to build upon existing sales and live within one of the most sought after residential village locations in england

Ref: G4353L