Under Offer


Station Road, Woburn Sands, Milton Keynes, Buckinghamshire, MK17 8SH


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Pub overview

A well presented 17th century pub in the market town of Woburn Sands with character and a good trading history.

The Weathercock is a beautiful traditional pub with great kerbside appeal. Internally it has oak beams, wooden floors and two open fire places for a cosy feel on those colder days. Externally the pub benefits from a large beer garden with potential to cater for 50+ extra food covers. There is also a car park to the side of the pub. The pub has a good local drinking trade here with added benefit for locals of live music and darts.

The pub is in a great location situated on the main road from Milton Keynes through to Woburn Sands just off Woburn Sands High Street. Surrounded by plenty of houses within walking distance and also many places to visit such as Woburn Safari Park.

The trade areas are open plan but with distinct sections, All areas are served via a single bar. The trade areas have many traditional features including two open fireplaces, wooden floors and oak beams. There are male and female toilets including a disabled toilet, a fair size trade kitchen with lots of storage and a large beer garden which could cater for 50+ extra covers. There is also a solid constructed smoking area just off the car park, and externally there is ample parking for approximately 14 vehicles.

Trade space
Bars 1
Car park spaces 14
Dining rooms 2
Food covers50
Gardens 1
Trade kitchens 1
Patio areas 1

The accommodation comprises of two bedrooms with the possibility of a third should you so wish, by utilising the current dining room. There is a lounge, bathroom and office, and you also have a secluded private garden outside. There is also the facility of private parking for your vehicle.

Private space
Private Rooms7
Single Bedrooms1
Double bedrooms1

Rent information

Annual rent£26,000 per annum
Weekly rent£500.00 per week fixed

£26,000 per annum, £500 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit subject to credit check.

Minimum £25,800 which would include fixtures & fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, Schedule of Conditions, working capital and deposit (minimum £6,000, but should build to 25% of head rent). *Fixtures and Fittings / Stock has not yet been valued.*

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£10,000Working capital£5,000
Other costs£1,150Total entry cost£23,800

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 notesBased on previous three years trading history - please note that site has been free of tie for Wines, Spirits and Minerals.


The Weathercock is situated on the main road from Milton Keynes through to Woburn Sands, 5 minutes walk down the hill from Woburn Sands high street . There are plenty of houses within walking distance giving the pub a community feel. With Milton Keynes shopping centre nearby and also a very short drive to Woburn Safari park, there are plenty of opportunities to market the business to visitors to the area as well as locals. Close to the premises is Fulbrook Middle School which is rated Outstanding by OFSTED.


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

Current premises licence opening hours

Monday to Thursday- 09:00 - 00:00 Friday and Saturday- 09:00 - 00:30 Sunday- 11:00 - 23:30

Contact Us

Phil Venables

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The Weathercock is a pub full of character in the affluent market town of Woburn Sands. Oak beams and open fires are just some of the wonderful features found at this site. The town is growing rapidly with large housing developments increasing the local population. The pub itself has started to build a solid food trade to go with the historic strong wet trade. The pub needs someone to be willing to put themselves at the heart of the community and drive the business forward ”