Royal Oak

4 Biggleswade Road, Potton, Sandy, Bedfordshire, SG19 2LU


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Pub overview

This 17th century pub has plenty of character and charm - the right operator will be able to maximise the potential of this wonderful pub.

The Royal Oak is a predominately food led pub that features a good size kitchen, 50 internal food covers in the restaurant and a popular locals bar full of character. There is a large car park, patio and garden area great for those warmer summer days. The interior is designed with traditional oak beam bars with an open fire for those colder months making it a friendly and relaxing pub to be in.

The trade area consists of a public bar with real ales attracting a good local drinking trade. There is an open fire place and dark wooden beams throughout, giving real character to the pub. A bright dedicated restaurant area and large kitchen, compliment by the large patio and garden area offering 60+ extra covers in the summer months. The car park has 14 spaces and there is potential for a small function/meeting room with a small amount of investment.

Trade space
Bars 2
Car park spaces 14
Dining rooms 1
Food covers50
Gardens 1
Trade kitchens 1
Patio areas 1

The private accommodation is in a fair condition. It is comfortable for a small family or live in couple.

Private space
Private Rooms7
Single Bedrooms1
Double bedrooms2

Rent information

Annual rent£31,000 per annum
Weekly rent£596.15 per week fixed

£31,000.00 per annum, £596.15 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.
*Machine income free of tie*

Entry costs approx. £23,300 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit (25% of head rent, minimum £6,000). Fixtures and Fittings to be valued - assumed value £20,000 and £5,000 ingoing's shown based on 25% deposit on assisted purchase.

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£5,000Working capital£6,000
Other costs£4,650Total entry cost£23,300

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

YearBeer (Brls)Wine & spirits (Ltrs)Minerals (Ltrs)
Volume notesSite has been free of tie on certain products so turnover will need to be estimated.


The Royal Oak is well located 5 minute's walk from the centre of Potton and on the main road into the town from Sandy and the A1. There are a lot of new housing developments being built in Potton near to the Royal Oak over the next few years.


Trade bar
Car park
Dining area
Pub garden
Trade kitchen
Trade patio

Current premises licence opening hours

Monday to Thursday 10:00hrs to 00:00hrs Friday and Saturday 10:00hrs to 01:30hrs Sunday 10:00hrs to 00:00hrs

Contact Us

Phil Venables

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ There is a lot to love about this site including open fireplaces, exposed wooden beams and all the character you would expect from a 17th Century pub in the charming Bedfordshire town of Potton. The ideal operator will be able to offer great pub food whilst maintaining a sense of local community in order to maximise the site's full potential. ”