Investment Planned

Three Cups

45 Newnham Street, Bedford, Bedfordshire, MK40 3JR


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Pub overview

The Three Cups in Bedford town centre is a pub serious about quality beer. This is a pub that comes with its own micro-brewery and a local brewer who can take care of the hard work making the beer for you. The ideal operator will have a real passion for beer and hospitality; this is a great site and needs a hands on operator to drive it forward. There is an opportunity to increase sales by introducing a food offer.

The Three Cups is situated on the outside of Bedford town centre but within easy walking distance of all the major amenities. Being so close to the centre of the town allows the site to be a real chameleon and trade at all key times of the day and week. It will be important that the new operators maximises the potential of this site and introduces a food offer. The site has gained a great reputation from beer lovers near and far, anyone considering this great opportunity will need to have a real passion for top quality beer.

A single bar servery with a mix of soft furnishings and fixed seating make this a really comfy town centre beer house. There is a back room attached to the main bar area with a snug seating area within.

Trade space
Bars 1
Car park spaces 12
Food covers42
Gardens 1
Trade kitchens 1
Patio areas 1

The private accommodation is in fair condition

Private space
Private Rooms6
Double bedrooms2
Private Kitchen1

Rent information

Annual rent£39,000 per annum
Weekly rent£750.00 per week fixed

£39,000 per annum, £750.00 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.
Machine income free of tie.

Minimum Entry costs approx £22,650 which includes deposit towards 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 have yet to be valued by an independent broker but have been estimated at circa £20,000. £5,000 represents a 25% deposit if brought on an assisted purchase agreement, alternatively they can be brought outright. Fixtures and fittings does not include the brewing equipment - if you wish to purchase this then it will need to be discussed with the current operator on a separate basis. Other Costs are estimated and include stock on hand on change day. Aldo include small catering, glassware, etc.

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£5,000Working capital£5,000
Other costs£5,000Total entry cost£22,650

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 notesThe site enjoys some free of tie cask products so you will need to estimate this volume.


Bedford is the county town of Bedfordshire with a population in excess of 100,000. Founded along the banks of the great river Ouse it still enjoys riverside events in the summer. There is a lot of development in the town centre, including the recent riverside complex as well additional houses being built within the local area. Bedford has excellent commuter links into London. The Three Cups enjoys a great location as it is within walking distance of the town centre but also close to residential streets.



Trade bar
Car park
Pub garden
Trade kitchen
Trade patio

Current premises licence opening hours

Monday to Saturday - 11:00hrs to 00:00hrs Sunday - 12:00hrs to 23:00hrs

Contact Us

Phil Venables

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ This is a pub serious about beer - so serious it brews its own on site with its own Micro Brewery. The Three Cups is situated close to the town centre of Bedford and is well known for its beer and comfy surroundings. It enjoys a good size car park and a garden area. This is a fantastic opportunity for a hands on operator to really push a great business forward. ”