George & Dragon

82 High Street, Watton-At-Stone, Hertford, Hertfordshire, SG14 3TA

REDUCED HEAD RENT

The George & Dragon is a popular Pub in the rural Hertfordshire Village of Watton-at-Stone. We have a planned investment to refurbish this Pub, please see our mood boards to get a feel for the ideas we have. The refurbishment will include extensive works to both the internal and external trade space. Internally we will redecorate, improve the bar service area, lay new flooring and carpets, fit new seating, have new furniture, new bric-a-brac and lighting amongst other improvements. Externally there will be a new pergola to the rear, light the existing outbuilding, reduce the hedging and make other improvements. A full schedule of works is available upon request.

Location

Watton-at-Stone is a village in the English county of Hertfordshire, midway between Stevenage and Hertford. It largely serves as a dormitory for commuters to London or to the nearby towns with hourly trains to Moorgate station from Watton-at-Stone station. There are two pubs, a small village shop and a few small retail businesses

Business Information

Annual rent

£35,000

Weekly rent

£673

Entry costs

£28,375

Turnover royalty

n/a

Forecasted Operator Turnover

£461,111

Forecasted Operator Profit (inc machine profit)

£34,887

Forecasted Operator Machine Profit

£0

Average Beer & Cider Discount*

£72

Type of Tie

Partial tie: Tied All Beer, All Cider, Minerals & Spirits

Agreement

Standard Tenancy Agreement A fixed 5 year term agreement

Entry cost is approximately £28,375.00 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 £35,000. 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

£8,750

Fixtures & Fittings

£8,750

Legal Admin Fee

£825

Broker Fee

£750

Stocktaking Fee

£150

Working Capital

£8,000

Other Costs

£1,150

Total Entry Costs

£28,375

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 105 452 1,860
2019 104 607 1,919
2018 172 943 3,119

The site has traditional decor, whilst retaining plenty of potential for future development. The trading space consists of one main bar, with a cosy dining room and a function room. There are seventy food covers. Externally, there are twenty five parking spaces for customers, a beer garden, petanque pitch and barn.

Trade Bars

1

Trade Dining Areas

1

Trade Kitchens

1

Trade Food Covers

70

Trade Gardens

1

Trade Patio Areas

1

Trade Rooms to Let

0

Meeting Rooms

0

External Child Play Areas

0

Function Rooms

1

Customer Car Park Spaces

25

Current Premises License Opening Hours

Mon - Thu: 10.00-00.30
Fri - Sat: 10.00-01.00
Sun: 11.00-00.00

Features seven private rooms including a lounge, bathroom, two double bedrooms, a single bedroom and an office. It is In a good basic condition.

Private Rooms

7

Lounge

1

Dining Rooms

0

Double Bedrooms

2

Single Bedrooms

1

Bathrooms

1

Toilets

1

Private Kitchens

0

Offices

1

Bedsits

0

BDM Portrait

I am looking for a strong, community focused operator with a passion for traditional pub grub (or maybe something more adventurous), great service and high standards. The George and Dragon will be re furbished and refreshed, giving the pub a new lease of life. To find out more, please contact our recruitment team

Andy Turner, Business Development Manager

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