Emmbrook Inn

Emmbrook Road, Wokingham, Berkshire, RG41 1HG


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Pub overview

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.

The Emmbrook Inn is a fantastic opportunity for an experinced 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. In addition there is a unique opportunity to develop the 12 letting rooms and create the best

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 of the site. To the rear 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£57,500 per annum
Weekly rent£1,105.77 per week fixed

£57,500 per annum. £1105 per week fixed and subject to RPI adjustment which is capped. Paid weekly by direct debit. Machine income FOT

Entry costs approx £57,450 which includes Fixture & Fittings, stock glassware , crockery , cutlery fuel and cleaning materials, legal, brokers and stocktaking fees.Training fees, schedule of condition, working capital and a depsoit (25% of head rent, Min £6,000)

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£25,000Working capital£20,000
Other costs£5,000Total entry cost£57,450

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 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 operator who is used to running local community sites, with a home produced food offer. This site has the added bonus of 12 en-suite letting rooms in a seperate block. The operator must be prepared to be part of the local community and a driving force in promoting local events. Excellent opportunity to develop the letting accommodation. ”