Out Northgate, Bury St Edmunds, Suffolk, IP33 1JQ


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Pub overview

A successful food-led Smokehouse business that had benefited from a recent investment by Greene King.

The Station is situated in a prime position directly opposite Bury St Edmonds Train Station. The Site has recently undergone a transformation to a smoke house and the reputation is building rapidly. This is an ideal time for an operator to capitalise on this growing business.

The premises also offers further scope to grow, with a large garden area and large external areas which subject to planning could form future development to introduce letting rooms or increase the cover space even more.

The entry costs is excluding the fixtures and fittings due to it being valued. The site is fully tied but offers discounted prices on wines, spirits, minerals and packaged with also a discount of £204 on our beer.

There are 2 bars within an extensive trading area with around 90 covers. A large conservatory dining area leads directly into a very large garden with the potential for another 60 external covers. There is also a large, well-equipped commercial kitchen with extensive prep and storage areas, basement cellar and toilets.

Trade space
Bars 2
Dining rooms 4
Food covers 80
Gardens 1
Trade kitchens 1
Patio areas 1

The Site benefits from 5 bedrooms, an office room (bedroom 6), 2 bathrooms, a lounge/kitchen/dinner, separate toilet and various store rooms.

Private space
Private Rooms 11
Lounge 1
Single Bedrooms 2
Double bedrooms 3
Private Kitchen 1
Bathrooms 2
Toilets 1
Office 1

Rent information

Annual rent £45,000 per annum plus 6.0% Turnover Royalty

£45,000 per annum, £865.38 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.
Machine income free of tie.

Approx £20,150 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, rent in advance, training fees, working capital and deposit (minimum £6,000, but should build to 25% of head rent). *Fixtures and Fittings are to be valued.

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £0 Working capital £10,000
Other costs £2,500 Total entry cost £20,150

Agreement description

Our Turnover Agreement reflects how your business performs. You pay a fixed rent plus a percentage of your weekly net turnover sales.
• A 5 year, fixed term agreement, contracted out of the Landlord and Tenant Act 1954.
• Basic rent plus a Turnover Royalty percentage.
• Basic rent subject to capped annual changes in the Retail Price Index (RPI) only with no rent reviews.
• Flexible tie variations available.
• Discounted price list unique to the Turnover Agreement.
• Greene King is responsible for the structure of the building.
• Ability to end agreement with 6 months’ notice and payment of a Standard Notice Fee (3 months’ basic rent). Notice can be served
at any time.

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)
2012/13 92 1,325 6,873
2011/12 97 329 8,483
2010/11 112 624 10,913
Volume notes


This pub is ideally situated in Bury St Edmunds, directly opposite the railway station and close to the A14 with easy links to Cambridge, Newmarket and Ipswich. This high profile, prominent site currently benefits from a large amount of both local and passing trade and has the potential to capitalise from a larger catchment area due to its proximity to the A14. There is also a large residential area being built only a short walk from the Pub which the Station would benefit from as the closest pub/restaurant to for the residents.


Trade bar
Dining area
Pub garden
Trade kitchen
Trade patio

Current premises licence opening hours

Sunday - Thursday : 10:00 - 00:30 Friday - Saturday : 10:00 - 01:00

Contact Us

Lee Jarvis

Business Development Manager

Call us today 01284 714 497

Apply online
“ If you are looking for a turn key smokehouse in the heart of Suffolk then the Station could be just the ticket. ”