Dining Room

2 York Place, Kirkcaldy, KY1 3HN

An excellent opportunity to build upon the foundations of a high quality food led operation

The Dining Room is a premium bar and restaurant, famous locally for fine dining and quality drinks. Given the food driven nature of this profitable business it would suit an experienced chef with ambition and local knowledge to drive the business forward and unlock the full potential of this pub. Due to its excellent location by the main road into Town, there is plenty of passing trade to attract as well as being close to a large residential housing area. Internally the Pub caters for sixty food covers in the restaurant and has a separate bar. The exterior has a spacious decking area, large dining space and snug cosy corners.


Business Information

Annual rent


Weekly rent


Entry costs


Turnover royalty


Forecasted Operator Turnover


Forecasted Operator Profit (inc machine profit)


Forecasted Operator Machine Profit


Average Beer & Cider Discount*

Blended £108

Type of Tie

Partial tie: Tied All Beer, All Cider & Minerals


Standard Tenancy Agreement A fixed 5 year term agreement •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 •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

Entry costs approximately £36,020.00, 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 £20,000 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



Fixtures & Fittings


Legal Admin Fee


Broker Fee


Stocktaking Fee


Working Capital


Other Costs


Total Entry Costs


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.

Year Beer (Brls) Wine & Spirits (Ltrs) Minerals (Ltrs)
2018/19 55 87 4,675
2017/18 61 557 4,237
2016/17 82 1,466 4,890

The site consists of separate bar/lounge and two distinctive dining areas as well as a newly created purpose built outside decking area which accommodates a further thirty covers.

Trade Bars


Trade Dining Areas


Trade Kitchens


Trade Food Covers


Trade Gardens


Trade Patio Areas


Trade Rooms to Let


Meeting Rooms


External Child Play Areas


Function Rooms


Customer Car Park Spaces


Current Premises License Opening Hours

Sun - Thu: 11:00 - 00:00
Fri - Sat: 11:00 - 01:00

The premises has a three bedroom managers flat with separate kitchen area. The Flat is currently unfurnished.

Private Rooms




Dining Rooms


Double Bedrooms


Single Bedrooms






Private Kitchens






BDM Portrait

I am seeking an experienced operator who knows how to deliver a quality food and drink operation. The Dining Room is located in Kirkcaldy with easy access to the nearby main access road to the town. The bar & restaurant is furnished to a very high standard and the toilets were fully refurbished in 2018. If you have the skills required to take this business to new heights, please contact the recruitment team for further information

Paul Wishart, Business Development Manager

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