Investment Planned


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

Pub overview

£200k refurbishment planned! Letting rooms and a function room! A free of tie draught beer discount!

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 minutes off the M1. It benefits from a large garden with a play area and boasts over 100 covers inside including its own function room.

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 £50,000 per annum plus 7% Turnover Royalty

£50,000 per annum, £961.54 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 £53,100 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel, 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 Legal £825
Deposit £12,500 Stocktaking fees £100
Fixtures & fittings £30,000 Working capital £6,000
Other costs £3,000 Total entry cost £53,100

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

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2016/17 137 526 3,757
2015/16 213 1,173 4,105
2014/15 145 353 3,431
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. It 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. Many of the population commute to London for work using the 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. There is a huge housing expansion planned over the next few years in South Bedfordshire and Toddington is located in the heart of this.


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 07:00hrs - 00:00hrs Friday & Saturday 07:00hrs - 00:30hrs Sunday 10:00hrs - 23:30hrs

Contact Us

Steve Look

Business Development Manager

Call us today 01284 714 497

Apply online
“ The Griffin is a fantastic investment opportunity in the heavy growth area of South Bedfordshire. The population is growing with government commitments to build thousands of new houses in the area over the next few years. The Griffin is also ideally positioned less than a mile from junction13 of the M1. It also boasts a large trade area with over 100 covers, a function room, garden, car park and 6 letting rooms. Furthermore, Greene King are investing over £200k in the site! The ideal candidate will be an experienced person who can demonstrate success in food, drinks and accommodation. ”