Live Sport Venue

Royal Oak

25 Main Road, Watnall, Nottinghamshire, NG16 1HS


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Pub overview

A traditional community Pub, famous for Cask Ale and quality Pub grub!

The Royal Oak is a well run and firmly established Pub, catering for the local community, as well as drawing in custom from surrounding areas. The Pub is known for its great beer, fabulous staff and quality service.

The site is decorated to a high standard and the toilets were recently refurbished. The trading space features a comfortable and well presented lounge bar/dining area and has an additional upstairs room which is used by local teams and societies, as well as being able to be hired out as a function room. To the rear of the Pub, in a separate building you will find ‘The Cabin’, which is a function room with its own facilities including a bar. Externally to the rear of the Pub is a small carpark, although there is additional car parking available across the street. There is a small patio area which is well utilised in warmer weather.

The Pub is a great hub for the local community and as well as having great food and beer also has regular live sport on television, showing both Sky and BT sports.

Entering the business from the front entrance, the bar and comfortable snug is located towards the left with the bar centred. Off this area are the ladies toilet & stairs leading to a lounge bar. Upstairs is a separate room with dart board. Towards the rear of the pub is The Cabin which is a large stand-alone construction that can accommodate 100 people, this room also benefits from having its own toilets and bar. This room has been a part of the community for many years and is well supported with private functions and theme nights. At the rear is a patio area and small car park.

Trade space
Bars 2
Car park spaces 30
Dining rooms 1
Food covers25
Function rooms 1
Trade kitchens 1
Patio areas 1

Accommodation is provided on the first floor with two bedrooms, kitchen/ lounge and bathroom

Private space
Private Rooms5
Double bedrooms2
Private Kitchen1

Rent information

Annual rent£31,500 per annum
Weekly rent£605.77 per week fixed

£31,500 per annum, £605.77 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.

The annual rent shown takes into consideration a machines supply concession. The annual rent will be £34,000 if you prefer not to have Greene King supply machines to you. The rent is subject to annual RPI increase, which is capped. Payment terms are weekly by direct debit.

Entry Costs approx £36,600 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).

Deposit£7,875Stocktaking fees£150
Fixtures & fittings£18,000Working capital£5,000
Other costs£4,000Total entry cost£36,600

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 notes


Watnall is an area in Nottinghamshire found approximately six miles from Nottingham City Centre. Watnall is considered to be more affluent and middle-class than the neighbouring town of Kimberley. The Royal Oak is located on a busy arterial route (Main Road), and only a few minutes from the M1 (junction 26). A wide variety of people use the pub either as part of the resident teams there, to meet friends for a casual drink or to join a function in The Cabin.

The Royal Oak is a well established and popular Pub found in Watnall, a vibrant Village steeped in history having been home to the WW2 East Midlands Fighter Command for the RAF. Although classed as a village the area is home to many businesses including British bakeries and the Nottingham Meteorological society. The demographics for the Area highlight it as a mid market venue and with many families with above average income.



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

Current premises licence opening hours

Sunday to Thursday 05:00 - 00:30 Friday & Saturday 05:00 - 01:30

Contact Us

Sarah Adams

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The Royal Oak is a rare and unique opportunity to pick up an excellently run, established Pub and drive it forward to the next level. I am really excited for the future of this Pub, as I believe everything is in place for it to prosper for many years to come. If you are a community focused operator who has a passion for excellent service, please contact the recruitment team for more information ”