George & Dragon
82 High Street, Watton-At-Stone, Hertford, Hertfordshire, SG14 3TA
AN ESTABLISHED PUB WITH BAGS OF POTENTIAL
The George & Dragon is a popular Pub in the rural Hertfordshire village of Watton-at-Stone. Offering a great food menu and a community locals bar the pubs has plenty of potential to increase food sales by elevating the current offer and maximise key trading opportunities such as Sunday Lunch. The pub enjoys fantastic outdoor facilities including a covered pergola, which is ideal to drive sales during the warmer weather. The pub dates back to 1619 and offers plenty of charm and character, with large oak beams, soft lighting and oak furniture to be enjoyed.
Dining areas
Garden
Kitchen
Patio
Location
Watton-at-Stone is a village in the 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
£32,200
Weekly rent
£619
Entry costs
£30,925
Turnover royalty
n/a
Forecasted Operator Turnover
£457,608
Forecasted Operator Profit (inc machine profit)
£41,980
Forecasted Operator Machine Profit
£10,000
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 agreement. The annual rent shown (£32,200 per annum) takes into consideration a machines supply concession. The annual rent will be £37,200 if you prefer not to have Greene King supply machines to you.
Entry cost is approximately £30,925 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 £40,000. 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
£8,050
Fixtures & Fittings
£10,000
Legal Admin Fee
£825
Broker Fee
£750
Stocktaking Fee
£150
Working Capital
£10,000
Other Costs
£1,150
Total Entry Costs
£30,925
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 | 156 | 129 | 3,362 |
| 2022 | 153 | 1,054 | 3,909 |
| 2021 | 105 | 84 | 952 |
There is a separate public bar with 12 covers, dart board, TVs and gaming machines. The dining room has 24 covers which adjoins a lounge which has a further 20 covers.
Trade Bars
2
Trade Dining Areas
1
Trade Kitchens
1
Trade Food Covers
56
Trade Gardens
1
Trade Patio Areas
1
Trade Rooms to Let
0
Meeting Rooms
0
External Child Play Areas
0
Function Rooms
0
Customer Car Park Spaces
40
Current Premises Licence Opening Hours
Mon - Thu: 10.00-00.30
Fri - Sat: 10.00-01.00
Sun: 11.00-00.00
The accommodation comprises 2 bedrooms, kitchen, lounge, dining room, bathroom, toilet and office.
Private Rooms
8
Lounge
1
Dining Rooms
1
Double Bedrooms
2
Single Bedrooms
0
Bathrooms
1
Toilets
1
Private Kitchens
1
Offices
1
Bedsits
0
This pub would suit an experienced operator who is able to progress the food offer to a destination level, but can also cater for the locals needs. The George & Dragon is a wonderful pub, with a large car park and invested outdoor area, offering bags of potential.
Andy Turner, Business Development Manager
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