Investment Planned

Emmbrook Inn

Emmbrook Road, Wokingham, Berkshire, RG41 1HG


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Pub overview

We are investing £180,000 into this fantastic site!

The Emmbrook Inn is an excellent opportunity on the outskirts of Wokingham for an experienced operator to take over this established community pub and create a unique accommodation offering with 12 en-suite letting rooms. We are planning to complete a transformational scheme upgrading the toilets and bar servery area as well as opening the back of the site up with the introduction of beach huts and zoned areas to give the site the WOW factor. To the front of the site, we plan to upgrade and redecorate the current patio area to make the site inviting and family friendly. The introduction of food is a massive opportunity which is waiting to be unlocked.

The site has a good sports offering with Sky TV and BT sports. A one bar site with an excellently positioned patio to the front. To the rear of the site, you have a well equipped trade kitchen and a ground floor cellar with easy access. The car park is to the rear of the plot and has parking for 20 cars. Situated in a separate block, there are 12 en-suite letting rooms with tremendous potential.

Trade space
Bars 1
Car park spaces 20
Food covers20
Gardens 1
Trade kitchens 1
Rooms to let 12
Patio areas 1

The accommodation comprises of 2 double rooms, 1 large lounge, 1 office and 1 x bathroom with bath tub, seperate shower & toilet.

Private space
Private Rooms6
Double bedrooms2

Rent information

Annual rent£70,000 per annum plus 4.5% Turnover Royalty

£70,000 per annum. £1346.15 per week fixed and subject to RPI adjustment which is capped. Paid weekly by direct debit. Machine income free of tie.

Entry costs approx £57,725 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).

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£25,000Working capital£20,000
Other costs£5,000Total entry cost£57,725

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

YearBeer (Brls)Wine & spirits (Ltrs)Minerals (Ltrs)
Volume notesPlease note that this site is currently free of tie for wines and spirits.


The Emmbrook Inn is situated on the edge of Wokingham. Wokingham is a historic market town in Berkshire, 39 miles (63 km) west of London, 7 miles (11 km) southeast of Reading, 8 miles (13 km) north of Camberley and 4 miles (6 km) west of Bracknell. Easy access to the M4 & M3.



Trade bar
Car park
Pub garden
Trade kitchen
Letting rooms
Trade patio

Current premises licence opening hours

Mon-Thu - 07:00-01:30 Fri-Sat - 07:00-02:30 Sun - 08:00-12:30

Contact Us

Graeme Marley

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The Emmbrook Inn is a fantastic opportunity for an experienced person to develop this robust business taking it to the next level. Being part of the community is a must, with experience in promoting local events. It is essential that any potential operator has experience in running a local community site where sports are a large part of the offering. If you have the necessary skills we require to make this venture a success, please contact the recruitment team ”