Dog & Partridge Hotel

Manchester Road, Woolston, Paddington, Warrington, Cheshire, WA1 3TZ


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Pub overview

Large pub just off main road with a brilliant reputation for food and cask ales. It is a community pub that has a reputation for leading the way in the area for a quality offering with the bonus of showing live sports.

The pub shows all major live sporting events, which are available through the Sky Sports and boasts multiple full SKY HD in both the main Lounge and other areas.

It has benefited from a full refurbishment in 2013, in which now the pub can offer a wide range of high quality home cooked food and refreshing beverages.

The pub benefits from a large bar and separate lounge, with an outside area to the front and rear of the pub and also a large patio and grassed garden area to the rear and to the side of the pub, with a large exterior seating area It also has a very large car park to the front and side of the property.

Trade space
Bars 2
Car park spaces 50
Child play areas 1
Dining rooms 1
Food covers50
Gardens 1
Trade kitchens 1
Patio areas 1

The private accommodation is large and in a reasonable condition, however some rooms are unused.

Private space
Private Rooms9
Double bedrooms4
Private Kitchen1

Rent information

Annual rent£45,000 per annum
Weekly rent£865.38 per week fixed

£45,000 per annum, £865.38 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 £37,650 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). *Please note the F+F is still to be valued, however it is estimated at circa £20,000*

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£20,000Working capital£5,000
Other costs£5,000Total entry cost£37,650

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


The pub is situated on a main road in a densely populated area with a large car park for customers both old and new.

Formerly a township within the parish of Warrington, and now a parish in its own right, Woolston-with-Martinscroft consists of two settlements: Woolston to the west and Martinscroft to the east, which run along the north bank of the River Mersey and take in Paddington to the south-west.


Trade bar
Car park
Play area
Dining area
Pub garden
Trade kitchen
Trade patio

Current premises licence opening hours

Monday - Saturday 10:00hrs - 01:30hrs Sunday 11:00hrs - 00:30hrs

Contact Us

Mark Regan

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ This pub is a large imposing pub with plenty of history and local interest. It is a traditional pub that offers an extensive range of high quality, home cooked food complimented with a wonderful range of cask beers wines and spirits. ”