Investment Planned | Under Offer

Saracens Head

Paddock Lane, Warburton, Lymm, Cheshire, WA13 9TH

Pub overview

An attractive 17th Century Inn retaining many original features such as the old oak bar and open log fires in the snug. With a warm and welcoming atmosphere there is a range of different rooms to enjoy a meal or a drink. We will also be looking for the right operator to give them an opportunity for us to invest money into this site.

The building outside is original and has not been modernised with a tunnel connecting the pub to the church across the road, which can be seen from the pub window. For the younger family members there is a huge outdoor play space for the summer and an inside soft play room with all the latest play equipment to keep them happily occupied.

Very large pub with a separate dining area, and a separate play barn with external seating areas and additional play equipment

Trade space
Bars 1
Car park spaces 120
Child play areas 2
Dining rooms 1
Food covers 30
Gardens 1
Trade kitchens 1
Patio areas 2

Large accommodation which is in need of some decoration.

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

Rent information

Annual rent £36,000.00 per annum
Weekly rent £692.31 per week fixed

£36,000 per annum, £692.31 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 £36,800 which includes fixtures and fittings, legal fees, brokers and stocktaking fees, training fees, Schedule of Conditions and deposit (25% of head rent, minimum £6,000). Fixtures and fittings and stock are to be valued as well as a working capital for a final figure.

Brokers £675.00 Legal £825.00
Deposit £6,000.00 Stocktaking fees £150.00
Fixtures & fittings £24,000.00 Working capital TBC
Other costs £5,150.00 Total entry cost £36,800.00

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)
2016/17 63 5,112
2015/16 97 7,147
2014/15 94 8,874
Volume notes


The Saracens Head can be found on the outskirts of the small, picturesque village of Warburton, near Lymm. Conveniently accessible to Junction 21 of the M6 and with the M60 Motorway to the other side.


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

Current premises licence opening hours

Sunday - Wednesday 09.00 - 00.00 Thursday - Saturday - 09.00 - 00.30

Contact Us

Jim Lepke

Business Development Manager

Call us today 01284 714 497

Apply online
“ A historical pub with an excellent atmosphere for families, with a unique child's play area to keep the whole family occupied. This site has the advantage of many different dining areas which is ideal for having multiple menus to suit all styles of dining. Accompanying the dining areas is a large function room so organisation of private events would do extremely well here. ”