Royal Oak

25 Main Road, Watnall, Nottinghamshire, NG16 1HS


The Royal Oak in Watnall, is an historic roadside inn which dates back to 1758 and was extended in 1889. The pub currently trades at a split of 80/20 in favour of drinks. The pub is a well established business within its local community, offering an excellent range of cask ales and a loyal regular customer base. The pub also has its own function space which can be used for private parties and events. The opportunity here lies with food. A more consistent offer would greatly benefit the pub and help drive sales. Also, more interaction with the local community via local teams and entertainment would be beneficial.


Watnall is an area in Nottinghamshire found approximately six miles from Nottingham City Centre. Watnall is considered to be more affluent and middle-class than the neighbouring town of Kimberley. The Royal Oak is located on a busy arterial route (Main Road), and only a few minutes from the M1 (junction 26). A wide variety of people use the pub either as part of the resident teams there, to meet friends for a casual drink or to join a function in The Cabin. The Royal Oak is a well established and popular Pub found in Watnall, a vibrant Village steeped in history having been home to the WW2 East Midlands Fighter Command for the RAF. Although classed as a village the area is home to many businesses including British bakeries and the Nottingham Meteorological society. The demographics for the Area highlight it as a mid market venue and with many families with above average income.

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*


Type of Tie

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


Standard Tenancy Agreement A fixed 5 year term.

Entry cost is approximately £21,189 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 £23,000. 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.



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. 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 230 2,171 6,321
2022 215 1,230 5,312
2021 170 949 5,523

Entering the business from the front entrance, the bar and comfortable snug is located towards the left with the bar centred. Off this area are the ladies toilet & stairs leading to a lounge bar. Upstairs is a separate room with dart board. Towards the rear of the pub is The Cabin which is a large stand-alone construction that can accommodate 100 people, this room also benefits from having its own toilets and bar. This room has been a part of the community for many years and is well supported with private functions and theme nights. At the rear is a patio area and small car park.

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 Licence Opening Hours

Mon-Thu: 05:00-00:00
Fri-Sat: 05:00-01:30
Sun: 05:00-00:30

Accommodation is provided on the first floor with two bedrooms, kitchen/ lounge and bathroom

Private Rooms




Dining Rooms


Double Bedrooms


Single Bedrooms






Private Kitchens






BDM Portrait

The Royal Oak is a great Pub with a loyal customer base, I am looking for a new partner who will embrace this and introduce food 7 days a week and embrace the community. A rhythm of the week needs to be established and the function area should be used to maximise sales with private parties and community activity.

Sarah Adams, Business Development Manager

Apply for this property

The Pub Partners team at Greene King is here to help you make the right decisions about starting your own pub business.