Greene Oak

Dedworth Road, Windsor, Berkshire, SL4 5UW

Gallery

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Pub overview

This well-known country pub and eating house is transferring from Greene King’s managed pubs division and would make a perfect ready-made business for the right operator.

Step in and take over an on-going business with an established reputation as a food destination pub. As you would expect from a managed business, the place has been very well looked after and is decorated to a really high standard. With a large outdoor garden and huge car park, you can attract plenty of customers. Local residents are discerning and this business needs someone who knows what they are doing with food to grow the pub’s reputation and provide something unique in the area. You can support your offer by making use of the excellent kitchen facilities and if you take advantage of the Pub Partners Food & Supplies Service, you could drive up your margins too. We’re looking for an enthusiastic operator with food experience to elevate the menu and create a programme of festivals and events that would give customers even more reasons to visit this beautiful pub.

As this pub is being transferred from Greene King’s managed pubs division, everything has been maintained and is in good condition. The space has been zoned into 4 dining areas plus a good-sized bar to create a modern retail environment. The garden is large and outdoor seating has been well-planned so it would be easy to extend your trading space when the weather’s good. To the side of the garden is a large car park which is essential for this destination dining pub.

Trade space
Bars 1
Car park spaces 40
Dining rooms 4
Food covers 85
Function rooms 1
Gardens 1
Trade kitchens 1
Patio areas 1

The pub comes with large accommodation and is in good condition having been freshly painted and re-carpeted in 2016.

Private space
Private Rooms 5
Single Bedrooms 1
Double bedrooms 2
Bathrooms 1
Office 1

Rent information

Annual rent £75,000 per annum
Weekly rent £1,442.31 per week fixed
Notes

£75,000.00 per annum, £1,442.31 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. £55,650.00 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, working capital and deposit (25% of head rent, minimum £6,000).

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £26,000 Working capital £20,000
Other costs £2,000 Total entry cost £55,650

Agreement description

STANDARD LEASE AGREEMENT

This is a fully repairing and insuring (FRI) Lease Agreement. It is designed for experienced Licensees and requires a higher amount of investment than our other Agreements.

FEATURES

• The Agreement term is for a minimum of 10 years with option to increase in 5 year periods up to 25 years.
• Fully protected under the Landlord and Tenant Act 1954 with right of renewal
• The Lease can be assigned after 2 years (subject to our approval).
• Tie variations are available.
• Flexible discounts and pricing available.
• Gaming machines are supplied through Greene King on a 50/50 profit split.
• Full purchase of the Inventory (Fixtures & Fittings) is required at the start of the Agreement.
• Rent is subject to five yearly open market rent reviews and is also subject to the annual Retail Price Index (RPI) which is capped.
• A deposit of 25% of the annual rent (minimum £6,000) is required.
• The lessee will be fully responsible for both internal and external repairs to the building.

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)
2016/17 58 24 27
2015/16 50 24 25
2014/15 58 15 29
Volume notes

Location

With the Royal Wedding, Windsor has become an even more desirable location this summer. Your potential customers are affluent and have a higher than national average owning their property. With 40% classified as AB social status and many being highly educated, you will need to create an offer that appeals to discerning people with an eye for value. The pub is situated in a corner site on the junction of the Oakley Green and Dedworth Roads. Residential housing is a short drive and the local garden centre is a stone’s throw away.

Facilities

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

Current premises licence opening hours

Monday - Thursday - 11:00hrs - 23:00hrs Friday - Saturday - 11:00hrs - 12:30hrs Sunday - 11:00hrs - 23:30hrs

Contact Us

Michael McArthur

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ ‘A new operator can create something more unique in the area which will offer an exciting experience for customers.’ ”