Brewery Tap

83 High Street, Ware, Hertfordshire, SG12 9AD

A REAL DRINKERS PUB, RIGHT ON THE HIGH STREET

The Brewery Tap on Ware High Street is a traditional pub with a real focus on cask ales and draught beer. This quirky, well presented pub is popular with local residents, shoppers and cask ale drinkers. The pub is known for showing live sport on TV and makes for a great evening out. The site is currently 90% wet led, however the introduction of a small pub food offer would benefit the pub and help build spend per head. Any new operator will need to build upon the current model and should specialise in cask ales and demonstrate a true passion for them.

Location

Ware is a town in Hertfordshire, close to the county town of Hertford. It is also a civil parish in East Hertfordshire district. The Prime Meridian passes to the east of Ware. The town lies on the north–south A10 road which is partly shared with the east–west A414 (for Hertford to the west and Harlow to the east). There is a large viaduct over the River Lea at Kings Meads. At the north end of the bypass is the Wodson Park Sports and Leisure Centre and Hanbury Manor, a hotel and country club. The former route of the A10 through the town is now the A1170. The railway station is on the Hertford East Branch Line and operated by Greater Anglia and is on a short single track section of the otherwise double track line.

Business Information

Annual rent

£49,000

Weekly rent

£942

Entry costs

£42,125

Turnover royalty

n/a

Forecasted Operator Turnover

£555,618

Forecasted Operator Profit (inc machine profit)

£47,788

Forecasted Operator Machine Profit

£0

Average Beer & Cider Discount*

£72

Type of Tie

Full tie: Access to Discounted Wines, Spirits & Minerals Price List

Agreement

Standard Tenancy Agreement A fixed 5 year term

Entry costs approximately £42,125.00, which includes stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit which is 25% of head rent. Fixtures and Fittings are valued at approximately £29,000 and the final valuation will be confirmed on change day. An assisted purchase of F&F may be available with a 25% deposit on change day and weekly re payments to purchase the remaining 75% over an agreed period

Deposit

£12,250

Fixtures & Fittings

£19,000

Legal Admin Fee

£825

Broker Fee

£750

Stocktaking Fee

£150

Working Capital

£8,000

Other Costs

£1,150

Total Entry Costs

£42,125

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. All figures represent products bought from Greene King only. **Please note trading volumes for year 2020 are for part year trading and reflect the impact of closure during the Covid 19 pandemic**

Year Beer (Brls) Wine & Spirits (Ltrs) Minerals (Ltrs)
2020 90 1,104 1,751
2019 268 2,528 6,256
2018 273 3,366 8,477

As you enter the pub you will find the main bar area, with limited seating and room to stand at the bar. To the rear is the back bar room with additional covers. Downstairs you will find the cellar wine bar, seating twenty two customers. Externally there is a courtyard with tables and seating.

Trade Bars

2

Trade Dining Areas

1

Trade Kitchens

1

Trade Food Covers

26

Trade Gardens

0

Trade Patio Areas

1

Trade Rooms to Let

0

Meeting Rooms

0

External Child Play Areas

0

Function Rooms

1

Customer Car Park Spaces

0

Current Premises License Opening Hours

Sun-Thu: 08:00 - 00:30
Fri-Sat: 08:00 - 01:30

The accommodation comprises two bedrooms, lounge, dining room and bathroom. There are also an additional two rooms which could be used as letting rooms but are not currently up to standard. There are also another two rooms which could be used as staff accommodation

Private Rooms

10

Lounge

1

Dining Rooms

1

Double Bedrooms

2

Single Bedrooms

0

Bathrooms

1

Toilets

1

Private Kitchens

0

Offices

0

Bedsits

4

BDM Portrait

I am searching for an experienced operator who specialises in cask ale and has a true passion for cask and draught beer. The site has plenty of competition so standing out from the crowd in this busy market place will be key to your success. Please contact our recruitment team for further information

Andy Turner, Business Development Manager

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