Gorse Covert Road, Gorse Covert, Birchwood, Warrington, Cheshire, WA3 6UG

Pub overview

A popular locals pub which is perfect for someone who could fit into the community spirit and would like to invest some time into developing the menu. *An average £108 off invoice discount available on draught beer and cider*

A welcoming open bar with dining and lounge area, sitting on a large plot of land. With plenty of opportunity in the garden for summer drinking, this an ideal site for regular customers to come and have some traditional pub food and enjoy watching the local sports teams that frequent the pub.

The Poacher has one large central, open bar with a large lounge and dining area, with drinking space for the summer months. With a catering kitchen in place to develop the menu, the site will require some decoration. With a pool table and darts board, local sports clubs are popular here.

Trade space
Bars 1
Car park spaces 35
Dining rooms 2
Food covers 30
Gardens 1
Trade kitchens 1
Patio areas 1

The accommodation boasts 3 double bedrooms with a separate lounge and kitchen.

Private space
Private Rooms 7
Lounge 1
Double bedrooms 3
Private Kitchen 1
Bathrooms 1
Toilets 1

Rent information

Annual rent £22,000 per annum
Weekly rent £423.08 per week fixed

£22,000 per annum, £423.07 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 £16,800 which includes, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, Schedule of Conditions, working capital and deposit (25% of head rent, minimum £6,000). *Fixtures & Fittings still to be valued*

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings TBC Working capital £5,000
Other costs £4,150 Total entry cost £16,800

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
•50/50 profit split of machines 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)
2016/17 207 425 3,381
2015/16 239 206 4,189
2014/15 304 17 6,196
Volume notes


Situated in the centre of a residential estate, this pub boasts a vast space with plenty of opportunity. With only being 4 miles from the centre of Warrington, and a nearby stop for travelling visitors, this is a local pub that is ultimately cherished by its regulars.


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

Current premises licence opening hours

Monday - Wednesday - 9.00am - 1.00am Thurs, Fri, Sat - 9.00am - 2.00am Sunday 9.00am - 2.00am

Contact Us

Jim Lepke

Business Development Manager

Call us today 01284 714 497

Apply online
“ A great opportunity to secure a pub which is popular with the locals in this community spirited site. This pub is looking for someone to add to the local feel and get involved with the local teams that like to congregate here. A re-launch of food would be well welcomed at this site with all the traditional favourites. ”