Investment Planned

Railway Hotel

70 Court Street, Haddington, East Lothian, EH41 3AF

Pub overview

Major investment planned to create a completely new offer for Haddington!

Haddington has a number of local bars and eating establishments however nothing on the scale that we will create at the Railway: this really will be the best pub in town. An experienced operator or multiple operator would thrive in this site, handed over fully invested and with a full food solution. Hotel rooms plus a large 4 bedroomed home also provide another income source or family home.

Served by one bar, one area is being created over two levels. We are moving the current cellar to another area in order to create a large space over one floor. Outside is a courtyard area for enjoying a drink when the sun shines and also provides a facility for smokers. Upstairs is a large function room, traditionally decorated and popular for local parties and meetings. The function room is being fully redecorated as part of our investment. The kitchen is also on first floor level and will have a food hoist to serve the main bar. The hotel rooms are over two floors featuring 3 doubles, 2 singles and a twin. The rooms are not ensuite currently. Attached to the hotel is a large 4 bedroomed home over 2 floors with a small courtyard garden.

Trade space
Bars 1
Car park spaces 6
Dining rooms 1
Food covers 64
Function rooms 1
Trade kitchens 1
Rooms to let 6
Patio areas 1

A large 4 bedroomed family home is attached to this hotel. On the ground floor there is a large living room, a kitchen and a bedroom, on the first floor are three further bedrooms and bathroom.

Private space
Private Rooms 7
Lounge 1
Single Bedrooms 1
Double bedrooms 3
Private Kitchen 1
Bathrooms 1

Rent information

Annual rent £34,000.00 per annum plus 8.00% Turnover Royalty

£34,000 per annum, £653.85 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.

Entry costs approx £44,125 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, stocktaking fees, training fees, Schedule of Conditions, working capital and deposit (25% of head rent, minimum £6,000). (Brokers fees are not applicable in Scotland). *Please note fixtures and fittings value is £74,000 for the full reinvested site including kitchen equipment, bric a brac etc. We are able to offer assisted purchase arrangements for this, although a minimum of 25% (£18,500) is required upfront.*

Brokers TBC Legal £825.00
Deposit £8,500.00 Stocktaking fees £150.00
Fixtures & fittings £18,500.00 Working capital £10,000.00
Other costs £6,150.00 Total entry cost £44,125.00

Agreement description

Our Turnover Agreement reflects how your business performs. You pay a fixed rent plus a percentage of your weekly net turnover sales.
• A 5 year, fixed term agreement, contracted out of the Landlord and Tenant Act 1954.
• Basic rent plus a Turnover Royalty percentage.
• Basic rent subject to capped annual changes in the Retail Price Index (RPI) only with no rent reviews.
• Flexible tie variations available.
• Discounted price list unique to the Turnover Agreement.
• Greene King is responsible for the structure of the building.
• Ability to end agreement with 6 months’ notice and payment of a Standard Notice Fee (3 months’ basic rent). Notice can be served
at any time.

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.

Calculators to help you are available on the business planning section of our website.

Trading volumes

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2015/16 176 5 321
2014/15 182 149 303
2013/14 249 885 1,847
Volume notes Wines, spirits and minerals are free of tie at this site.


Haddington has a population of 8500 and is in close proximity to many of the golf courses East Lothian is famous for. The Railway Hotel sits just off the main town centre, but has a prominent roadside position.


Trade bar
Car park
Dining area
Function room
Trade kitchen
Letting rooms
Trade patio

Current premises licence opening hours

On sales:- Monday - Wednesday 11:00 - 23:00 Thursday & Sunday 11:00 - 00:00 Friday & Saturday 11:00 - 01:00

Contact Us

Elaine Kennedy

Operations Manager

Call us today 0845 607 5330

Apply online
“ The location of the Railway makes it an ideal site for us to invest in to create a brilliant quality local pub. A full internal restructure alongside modern refurbishment, the addition of a trading kitchen and improvement of exterior areas including full new signage scheme will make this the place to go in Haddington! ”