Situated in a large, affluent Village


4 Market Square, Toddington, Dunstable, Bedfordshire, LU5 6BP


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Pub overview

Busy village pub with a great location and in great condition that sits on the village green on a very busy main road linking the M1 (Jnc 12) with the nearby town of Dunstable.

Currently enjoys the majority of the trade from this affluent, heavily residential village. Facilities include good sized internal & external trading areas, car park and good domestic accommodation.

A good sized bar services an L- shaped trading area, creating individual areas to socialise, including a small function room. Current offer includes TV sport, games and an outside drinking area. Externally, there is a part-covered beer terrace that can accommodate approx. 50 covers. Beyond this, is car parking for approx. 25 cars. Upstairs is a 3 bedroom domestic flat.

Trade space
Bars 1
Car park spaces 25
Dining rooms 1
Food covers60
Function rooms 1
Gardens 1
Trade kitchens 1
Patio areas 1

Good sized 3 bedroom accommodation with separate living area, bathroom & kitchen.

Private space
Private Rooms7
Double bedrooms3
Private Kitchen1

Rent information

Annual rent£37,500 per annum
Weekly rent£721.15 per week fixed

£37,500 per annum, £721.15 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.
Machine income free of tie.

Entry costs approx £31,650 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit (25% of head rent, minimum £6,000). Minimum funding will be considered at £20k

Deposit£7,000Stocktaking fees£150
Fixtures & fittings£15,000Working capital£5,000
Other costs£3,000Total entry cost£31,625

Agreement description

Standard Tenancy Agreement
A fixed 5 year term agreement which is contracted out of the Landlord and Tenant Act 1954
•Tie variations available
•Rent set at the start of the agreement, subject to the annual Retail Prices Index (RPI) which is capped
•Flexible pricing options available

•Greene King is responsible for the structure of the building
•Ability to end agreement with 6 months notice at any time with standard notice fee equal to 3 months rent

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

YearBeer (Brls)Wine & spirits (Ltrs)Minerals (Ltrs)
Volume notes


Located on a very busy main road in the heart of this affluent large residential village, linking the M1 with Dunstable.



Trade bar
Car park
Dining area
Function room
Pub garden
Trade kitchen
Trade patio

Current premises licence opening hours

Sunday - Thursday: 12:00hrs - 23:30hrs Friday and Saturday 12:00hrs - 24:00hrs

Contact Us

Phil Arnold

Operations Manager

Call the Recruitment team on 01284 714 497

Apply online
“ A busy pub set on the village green in the heart of the local village community. The village is a densely residential area with approx. 5000 inhabitants, some shops, 2 schools & local sports amenities. The pub is half a mile from Junction 12 of the M1 and feeds a very busy route into Dunstable which is 5 miles away. The pub currently enjoys the majority of the village trade with its involvement in building the local community hub. It has benefited from a recent refurbishment and offers great cask ales, quality national brands and a substantial food offer. It also has a car park with approx. 25 spaces and a rear beer terrace that is partial covered to use throughout the year. ”