2 Station Road, Toddington, Dunstable, Bedfordshire, LU5 6BN

Pub overview

A good site that has great facilities and situated on a busy main road. A rare opportunity for a site which can cater for a number of markets, available with great discounts. The Griffin boasts: letting rooms, a beer garden, a large car park, a separate restaurant area, a function room, a good sized trade kitchen with storage area and machine income free of tie*

The Griffin is situated in the large, affluent village of Toddington, Bedfordshire. It is next to the church and is the first pub you see as you drive just 2 mins off the M1. It benefits from a large garden with play area, a 30 cover restaurant, a separate function room, lounge bar, small sports area and letting rooms.

The pub benefits from one large bar area with a separate sports area, function room, dining room, letting rooms and good sized garden with play equipment.

Trade space
Bars 1
Car park spaces 40
Child play areas 1
Dining rooms 1
Food covers 40
Function rooms 1
Gardens 1
Trade kitchens 1
Rooms to let 4
Patio areas 1

One double bedroom, a bathroom and a kitchen.

Private space
Private Rooms 3
Double bedrooms 1
Private Kitchen 1
Bathrooms 1

Rent information

Annual rent £37,000.00 per annum
Weekly rent £711.54 per week fixed

£37,000 per annum, £711.54 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 £30,700 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).

Brokers £675.00 Legal £825.00
Deposit £6,000.00 Stocktaking fees £200.00
Fixtures & fittings £14,000.00 Working capital £6,000.00
Other costs £3,000.00 Total entry cost £30,700.00

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
•100% profit to license for machine income
•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

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2015/16 213 1,173 4,105
2014/15 145 353 3,431
2013/14 114 742 3,549
Volume notes There is potential to drive a stronger wet volume.


Toddington is a large village and civil parish in the county of Bedfordshire, England which is located 5 miles from Luton, 4 miles north of Dunstable, 6 miles south west of Woburn and 35 miles from London on the A5120 and B579. Just 0.5 miles from Junction 12 of the M1 motorway. Despite being situated near to the motorway and many larger towns, the pub is built around a large village green, on which sits the parish church and four of the village's six public houses. Many of the population commute to London for work using rail services. Toddington has experienced a rise in house prices due to its reputation as a quiet English village and the easy commute into London.


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

Current premises licence opening hours

Monday to Thursday 07:00 - 00:00 Friday & Saturday 07:00 - 00:30 Sunday 10:00 - 23:30

Contact Us

Steve Look

Business Development Manager

Call us today 0845 607 5330

Apply online
“ The Griffin is a great site that can cater for everyone. It has a good size garden with play area, a separate restaurant area, a function room and a "sports" bar with a pool table. It also has 4 letting rooms. This will suit an experienced person who can demonstrate success in food, drinks and accommodation. ”