70 Court Street, Haddington, East Lothian, EH41 3AF


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Pub overview

Newly invested town centre bar with food in Haddington

Haddington has a number of local bars and eating establishments however nothing on the scale of the Bell. This is the best pub in town. An experienced operator or multiple operator would thrive in this site. There is a ground floor bar and dining area, upstairs sports bar and brand new kitchen. In addition there are 5 Hotel rooms plus a large 4 bedroomed house.

This is a stunning property, fully invested with brilliant opportunities for an experienced operator. A downstairs bar with dining area, an upstairs sports bar and letting bedrooms make for multiple opportunities.

Trade space
Bars 1
Car park spaces 6
Dining rooms 1
Food covers 64
Function rooms 1
Trade kitchens 1
Rooms to let 5
Patio areas 1

A large 4 bedroomed family home is attached to this hotel. On the ground floor there is a large living room, a kitchen and a bedroom, on the first floor are three further bedrooms and bathroom.

Private space
Private Rooms 7
Lounge 1
Single Bedrooms 1
Double bedrooms 3
Private Kitchen 1
Bathrooms 1

Rent information

Annual rent £25,000 per annum plus 7.0% Turnover Royalty

£25,000 per annum, £480.77 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit. A turnover royalty of 8% of turnover is payable weekly in addition.

Entry costs approx £32,275 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, stocktaking fees, training fees, working capital and deposit (25% of head rent, minimum £6,000). ** Please note other costs are £800 initial training. Fixtures and Fittings amount is 25% of the total amount and the remainder can be paid on our assisted purchase agreement.

Brokers £0 Legal £825
Deposit £8,500 Stocktaking fees £150
Fixtures & fittings £12,000 Working capital £10,000
Other costs £800 Total entry cost £32,275

Agreement description

Our Turnover Agreement reflects how your business performs. You pay a fixed rent plus a percentage of your weekly net turnover sales. • A 5 year, fixed term agreement, contracted out of the Landlord and Tenant Act 1954. • Basic rent plus a Turnover Royalty percentage. • Basic rent subject to capped annual changes in the Retail Price Index (RPI) only with no rent reviews. • Flexible tie variations available. • Discounted price list unique to the Turnover Agreement. • Greene King is responsible for the structure of the building. • Ability to end agreement with 6 months’ notice and payment of a Standard Notice Fee (3 months’ basic rent). Notice can be served at any time.

You will need to estimate the turnover you expect to achieve from the pub, with regard to food and accommodation (if applicable). Barrelage figures are given to assist you with calculations.

Calculators to help you are available on the business planning section of our website.

Trading volumes

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2017/18 169 1,787 5,720
2016/17 196 289 78
2015/16 175 5 321
Volume notes Wines, spirits and minerals are free of tie at this site.


Haddington has a population of 8500 and is in close proximity to many of the golf courses East Lothian is famous for. The Bell sits just off the main town centre and has a prominent roadside position.


Trade bar
Car park
Dining area
Function room
Trade kitchen
Letting rooms
Trade patio

Current premises licence opening hours

On sales:- Monday - Wednesday 11:00 - 23:00 Thursday & Sunday 11:00 - 00:00 Friday & Saturday 11:00 - 01:00

Contact Us

Paul Wishart

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The location of the Bell made it an ideal site for us to invest in to create a brilliant quality local pub. A full internal restructure alongside modern refurbishment, the addition of a trading kitchen and improvement of exterior areas including full new signage scheme has made it the place to go in Haddington. ”