Withy Trees

Lytham Road, Fulwood, Preston, Lancashire, PR2 8JE


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Pub overview

The Withy Trees is a popular locals outlet on the outskirts of Preston. Mostly wet led, it has a good food offer and a large and popular beer garden and terrace to the rear. Set in a nice area of Preston with a good standard of private housing surrounding it the site has a established following.

The Withy Trees is well presented outlet in good condition following a refurbishment 3 years ago. Sitting just off one of the main roads in and out of Preston city centre, it is around a mile outside the city. Internally it is open plan wrapping around the bar and is zoned into distinct areas. The site has a good catering kitchen with all necessary equipment. There is a very large and popular beer garden and terraced area to the rear and a car park for 8 cars.

One wrap around bar serving an open plan outlet zoned into eating area, lounge and bar, the site is in good condition and was refurbished 3 years ago. There is a small sitting area to the front and a large beer garden to the rear. The catering kitchen is good with all the required equipment and there is a large ground level cellar.

Trade space
Bars 1
Car park spaces 8
Child play areas 1
Dining rooms 1
Food covers 60
Gardens 1
Trade kitchens 1
Patio areas 1

The living accommodation is large and in good condition.

Private space
Private Rooms 10
Lounge 1
Single Bedrooms 2
Double bedrooms 3
Private Kitchen 1
Bathrooms 1
Toilets 1
Office 1

Rent information

Annual rent £28,500 per annum
Weekly rent £548.08 per week fixed

£28,500 per annum, £548.08 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 £28,900 which includes 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). *Please note an assisted purchase may be available for the right operator and the F&F costs are shown as a 25% deposit and full cost is approx £25,000*

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £6,250 Working capital £8,000
Other costs £7,000 Total entry cost £28,900

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)
2017/18 203 1,043 2,924
2016/17 339 2,071 5,755
2015/16 367 2,227 6,558
Volume notes


In the Fulwood area of Preston, the Withy Trees is surrounded by private housing of a very good standard. Around a mile from the city centre just off the A6 and close to The Royal Preston Hospital the site is very well situated.


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

Current premises licence opening hours

Monday to Wednesday 09:00 - 01:00 Thursday to Sunday 09:00 - 02:00

Contact Us

Barrie Aspinall

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The Withy Trees is a local community outlet, a mainly wet led trade with food adding an important element to the turnover but playing a secondary role to the drinks business. I am looking for a licensee with a knowledge of the area and good marketing skills as the pub is well used but is especially popular when there is an event or promotion available. Food skills are important as the food business is popular and successful. ”