Woodroffe Arms

1 Castleton Road, Hope, Hope Valley, Derbyshire, S33 6SB


The Woodroffe Arms offers an excellent opportunity to build upon a solid wet led base and re-introduce a home cooked food offer. The pub is located in the Peak District village of Hope and offers the opportunity to engage the locals and attract tourists. The new operator will use the conservatory as a dining room whilst continuing to build upon the solid wet led trade. Becoming an all-day venue will be key to your success here., as the site currently open daily from 3pm The pub would suit a lifestyle couple who can become an active part of the community. The site is named after Forrest officers who looked after the Royal Hunting reserve. They were called Woodroffes.


Hope is a village and civil parish in the Derbyshire Peak District. It lies in the Hope Valley, at the point where Peakshole Water flows into the River Noe. To the north, Win Hill and Lose Hill stand either side of the Noe. The Woodroffe Arms is located centrally in the village surrounded by residential housing, holiday cottages and numerous local shops and other hospitality establishments.

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 costs approximately £25,875.00, 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 £12,000 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



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 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 96 270 507
2019 179 450 1,073
2018 186 369 1,357

The pub is open plan with the bar opposite a narrow seating area and a second seating area at the other side of the front door. There is a separate conservatory for circa thirty six diners and an outside patio / garden area for a further thirty covers

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 License Opening Hours

Sun-Thu: 11:00-00:30
Fri-Sat: 11:00-01:30

The private accommodation is in fair condition and comprises: kitchen, lounge, two bedrooms, bathroom, WC and office

Private Rooms




Dining Rooms


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Private Kitchens






BDM Portrait

I am seeking an experienced operator, who knows the Peak District and can implement a food and beverage offer to attract both tourists and locals alike. The pub does not currently offer food, so the implementation of a home cooked food offer will be central to your business plans. If this is the right opportunity for you, then please contact the recruitment team for further information

Jim Owthwaite, Business Development Manager

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