Smiths Arms

1 Towngate, Highburton, Kirkburton, Huddersfield, West Yorkshire, HD8 0QP


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Pub overview

A well established community pub with the potential to add a quality food offer and increase the cask ale trade.

The Smiths Arms is located at the summit of Far Dene and is the only public house in the village and occupies one of its oldest buildings. Built in 1669 in a Tudor/Jacobean style, it began trading as a public house in 1830. The Smiths Arms is a fantastic local pub in the village of Highburton which has become popular with both tourists and locals looking for a great pint and warm atmosphere. The pub has a kitchen and there is potential to expand the current food offer from Sundays only, to seven days per week. A new tenant is inheriting a great base upon which to grow sales by expanding the food offer and driving the sales of cask ales.

This is already a successful site and features a public bar great for a drink in a warm traditional environment. The exterior provides an area for seating with superb views of the surrounding hills and fields. There is another area which is currently set up for dining and drinking. The pub is in great decorative condition and meets all the expectations of a local village pub.

Trade space
Bars 1
Car park spaces 15
Dining rooms 1
Food covers 30
Gardens 1
Trade kitchens 1
Patio areas 1

The accommodation is in good condition and comprises 2 bedrooms, a kitchen , living room and bathroom.

Private space
Private Rooms 6
Lounge 1
Double bedrooms 2
Private Kitchen 1
Bathrooms 1
Toilets 1

Rent information

Annual rent £23,000 per annum
Weekly rent £442.31 per week fixed

£23,000 per annum, £442.31 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 £25,950 which includes fixtures and fittings, 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). Final F&F value to be confirmed.

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £14,500 Working capital £3,000
Other costs £800 Total entry cost £25,950

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)
2016/17 226
2015/16 243 1,271 1,497
2014/15 246 2,398 2,536
Volume notes No minerals, wines and spirits volumes available for 2016/17 as agreement was free of tie for these products. Volumes have seen a steady decline but growth could be addressed with introduction of food and extended trade hours.


The Smiths Arms is located in the village of Highburton at the summit of Far Dene and it is five miles South East of Huddersfield. There is space for more than 15 cars to park.
A beer garden that is second to none with a vista that looks over the local countryside.


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

Current premises licence opening hours

Monday to Friday 11:00am - 12:30am Saturday 11:00am - 1:30am Sunday !2:00pm - 11:30pm

Contact Us

Andy Longley

Business Development Manager

Call us today 01284 714 497

Apply online
“ The Smiths Arms is a successful pub in the village of Highburton. It has been developed by the current operator as a warm traditional pub which caters to the local villagers and passing tourist trade who wish to have a great pint in a comfortable environment. There is scope to expand the business with the introduction of a quality food offer to include Sunday Lunch. ”