Three Kings

Hengrave Road, Fornham All Saints, Bury St Edmunds, Suffolk, IP28 6LA

POPULAR VILLAGE PUB, ON A BUSY ROAD SIDE LOCATION

The Three Kings is a popular well loved business which is well known locally for its community spirit and popular food offering. The Pub itself has a traditional bar area, with separate dining room. These two areas offer a combined approximate one hundred food covers. Additionally, this multi faceted business has a function room and seven en-suite letting rooms. The Pub is located close to West Suffolk Crematorium meaning there is real demand to use the function room for wakes. The letting rooms offer an ideal opportunity to provide a bed and breakfast service, whilst one room has disabled facilities and another has an inter connecting door meaning two rooms become one for larger families. Overall the Pub is in good condition and offers a really exciting opportunity to take this great business to the next level, by improving the food offer further and maximising income from the function room and letting rooms.

Location

Business Information

Annual rent

£55,000

Weekly rent

£1,058

Entry costs

£52,625

Turnover royalty

n/a

Forecasted Operator Turnover

£514,645

Forecasted Operator Profit (inc machine profit)

£55,105

Forecasted Operator Machine Profit

£0

Average Beer & Cider Discount*

£36

Type of Tie

Partial tie: Tied All Beer, All Cider & Minerals

Agreement

Standard Tenancy Agreement A fixed 5 year term agreement

Entry costs approximately £52,625.00, 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 £26,000 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

Deposit

£13,750

Fixtures & Fittings

£26,000

Legal Admin Fee

£825

Broker Fee

£750

Stocktaking Fee

£150

Working Capital

£10,000

Other Costs

£1,150

Total Entry Costs

£52,625

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. **Please note trading volumes for year 19/20 are for part year trading and reflect the impact of closure during the Covid 19 pandemic**

Year Beer (Brls) Wine & Spirits (Ltrs) Minerals (Ltrs)
2019/20 76 35 2,819
2018/19 87 21 3,371
2017/18 92 0 3,528

The trading space comprises a lounge Bar with single servery. carvery unit and separate dining room. Additionally, there is a conservatory, which can be particularly pleasant. The toilets are adjacent to the dining room. There are approximately one hundred and twenty food covers. The letting rooms are located in a separate block, split over two floors, with one offering disabled facilities. Externally, there is a lovely rear court yard, offering additional seating and a large car park with approximately twenty five spaces.

Trade Bars

Yes

Trade Dining Areas

Yes

Trade Kitchens

Yes

Trade Food Covers

120

Trade Gardens

No

Trade Patio Areas

Yes

Trade Rooms to Let

7

Meeting Rooms

No

External Child Play Areas

No

Function Rooms

Yes

Customer Car Park Spaces

25

Current Premises License Opening Hours

Mon - Thu: 10:00 - 00:30
Fri - Sat: 10:00 - 01:30
Sun: 10:00 - 00:30

The accommodation is in fantastic condition and split over two floors. There are three double bedrooms, lounge, toilet, bathroom and office.

Private Rooms

7

Lounge

Yes

Dining Rooms

0

Double Bedrooms

3

Single Bedrooms

0

Bathrooms

1

Toilets

1

Private Kitchens

0

Offices

1

Bedsits

0

BDM Portrait

I am searching for an experienced operator who is ready for either their next site or hoping to broaden their food horizons. This popular and well established Pub is available for the first time in many years and interest is already high. If you feel you could be successful here, then please contact the recruitment team

Sam Wortley,

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