Red Lion

2-6 Tolbooth Street, Forres, Moray, IV36 1PH

Pub overview

The Red Lion is a well established business which would offer the right person the chance to continue to develop and grow the food potential of this site, while keeping this gem of a pub as the best gathering, eating and meeting place in Forres.

This well-known local town pub has a great reputation for offering quality products, good customer service and a warm friendly welcome. The public bar offers pool, darts and live sports making it the hub of the community. The lounge bar has a more relaxing atmosphere providing s substantial food offer with a great mix of cask ale, wine and whisky.

The main bar area has a pool table, dart board and shows live sport There is also a jukebox and a number of gaming machines. The pub boasts an external courtyard, which is licenced and can accommodate up to 30 people, off the main bar. There is a fully fitted kitchen providing a substantial food offer to the lounge bar/restaurant.

Trade space
Bars 2
Dining rooms 1
Food covers 50
Patio areas 1

There is ample living accommodation on site with 2 double bedrooms and 2 single bedrooms. There is plenty of unused space that has various storage and office space that could become more living or potentially letting rooms.

Private space
Private Rooms 9
Lounge 1
Single Bedrooms 2
Double bedrooms 2
Private Kitchen 1
Bathrooms 1
Toilets 1
Office 1

Rent information

Annual rent £37,000.00 per annum
Weekly rent £711.54 per week fixed

£37,000 per annum, £711.54 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.

Entry costs approx £17,125 which includes stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, working capital and deposit (25% of head rent, minimum £6,000). Please note Fixtures and Fittings are still to be valued. (Brokers fees not applicable in Scotland.)

Brokers TBC Legal £825.00
Deposit £6,000.00 Stocktaking fees £150.00
Fixtures & fittings TBC Working capital £3,000.00
Other costs £7,150.00 Total entry cost £17,125.00

Agreement description

Standard Tenancy Agreement
A fixed 5 year term agreement which is contracted out of the Landlord and Tenant Act 1954
•Tie variations available
•Rent set at the start of the agreement, subject to the annual Retail Prices Index (RPI) which is capped
•Flexible pricing options available
•Greene King is responsible for the structure of the building
•Ability to end agreement with 6 months notice at any time with standard notice fee equal to 3 months rent

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)
2015/16 206 1,908 1,754
2014/15 189 1,307 1,601
2013/14 168 4 2,172
Volume notes This site if free of tie on wines, spirits and minerals.


Forres is a thriving town and former royal burgh situated in the north of Scotland on the Moray coast, approximately 25 miles east of Inverness. Visited by numerous tourists throughout the year, Forres has been a winner of the Scotland in Bloom award on several occasions. There are many geographical and historical attractions nearby such as the River Findhorn, and there are many historical artifacts and monuments within the town itself.


Trade bar
Dining area
Trade patio

Current premises licence opening hours

Sunday to Thursday 11:00 - 00:30 Friday & Saturday 11:00 - 01:30

Contact Us

Billy Guthrie

Business Development Manager

Call us today 0845 607 5330

Apply online
“ This well-known traditional pub offers great food in the lounge/restaurant with quality cask ales and wines. The "Beastie Bar" offers everything a bar should, with live sports on TV, a pool table and darts. This site has a reputation for providing a quality offer with a high standard of customer service which continue to drive both wet and dry sales and profit. ”