Emmbrook Inn
Emmbrook Road, Wokingham, Berkshire, RG41 1HG
A COMMUNITY PUB WITH 12 EN SUITE LETTING ROOMS
The Emmbrook Inn located on the outskirts of Wokingham is an established community pub where cask ales are central to the offer. The pubs trades at a 70/30 split in favour of drink and also benefits from 12 en-suit letting rooms which are located in a separate block. The letting rooms offer a huge opportunity and have seen occupancy rates as high as 80% with their locality to local attractions such as Ascot, Windsor and Lego Land. The new operator will need to create a USP to ensure the locals love the pub, but is also attractive to denominational customers. Food can play an important part in this, as can revitalising the drinks range and the introduction of craft beer products could help this.
Bar
Dining areas
Garden
Kitchen
Patio
Location
The Emmbrook Inn is situated on the edge of Wokingham. Wokingham is a historic market town in Berkshire, 39 miles (63 km) west of London, 7 miles (11 km) southeast of Reading, 8 miles (13 km) north of Camberley and 4 miles (6 km) west of Bracknell. Easy access to the M4 & M3
Business Information
Annual rent
£26,000
Weekly rent
£500
Entry costs
£24,875
Turnover royalty
n/a
Forecasted Operator Turnover
£373,545
Forecasted Operator Profit (inc machine profit)
£25,886
Forecasted Operator Machine Profit
£0
Average Beer & Cider Discount*
No Discount
Type of Tie
Partial tie: Tied All Beer, All Cider, Minerals & Spirits
Agreement
Standard Tenancy Agreement. A fixed 5 year term.
Entry cost is approximately £24,875 which includes Fixtures & Fittings at 25% of estimated valuation, stock, glassware, cutlery, crockery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit. Please note Fixtures and Fittings are estimated at approximately £22,000. 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
£6,500
Fixtures & Fittings
£5,500
Legal Admin Fee
£825
Broker Fee
£750
Stocktaking Fee
£150
Working Capital
£10,000
Other Costs
£1,150
Total Entry Costs
£24,875
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 2021 are for part year trading and reflect the impact of closure during the Covid 19 pandemic**
| Year | Beer (Brls) | Wine & Spirits (Ltrs) | Minerals (Ltrs) |
|---|---|---|---|
| 2023 | 102 | 0 | 0 |
| 2022 | 105 | 1 | 0 |
| 2021 | 72 | 0 | 5 |
This is a single bar site with a well-positioned kitchen and a ground floor cellar with excellent access. To the rear oif the site there is an excellent patio/garden that runs adjacent to the car park which has 12 spaces. On the other site of the car park there is a stand alone accommodation block housing 12 rooms. To the front of the site there is a well presented patio area which lends itself to alfresco dining during the summer months.
Trade Bars
1
Trade Dining Areas
1
Trade Kitchens
1
Trade Food Covers
30
Trade Gardens
1
Trade Patio Areas
1
Trade Rooms to Let
12
Meeting Rooms
0
External Child Play Areas
0
Function Rooms
0
Customer Car Park Spaces
12
Current Premises Licence Opening Hours
Mon-Thu - 07:00-01:30
Fri-Sat - 07:00-02:30
Sun - 08:00-12:30
The accommodation comprises 2 bedrooms, lounge, kitchen, bathroom toilet and office.
Private Rooms
7
Lounge
1
Dining Rooms
0
Double Bedrooms
2
Single Bedrooms
0
Bathrooms
1
Toilets
1
Private Kitchens
1
Offices
1
Bedsits
0
An experienced operator who can create a USP with a good drive to food offer could be very successful here, as well as driving letting room occupation but not losing sight of the local and family trade.
Graeme Marley, Business Development Manager
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