Withy Trees

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


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Pub overview

Unlock the secrets to success for this pub

The Withy Trees is a popular pub that is in great condition following a refurbishment 3 years ago. It has a loyal band of customers who would provide a solid base to grow the business. We’re looking for a creative thinker to make more use of the massive garden space to drive income. At the moment, this is mostly laid to lawn with a few tables but some original thinking could provide bookable huts, garden entertainment, festivals and event space to build something unique.

You could also grow your margins on food by using the Greene King Food & Supplies Service which provides everything for you including menus, training, ingredients, marketing and even the crockery – which means you can concentrate on serving customers and selling more. A forward-thinking tenant could also open up the outside space for street food and food festivals, to provide even more interest for customers.

This is an easy operation to staff, with one wrap around bar serving an open plan space zoned into eating area, lounge and bar. The pub is in good condition and was refurbished 3 years ago although we could help with a refresh to the decoration to mark your arrival.

Trade space
Bars 1
Car park spaces 8
Child play areas 1
Dining rooms 1
Food covers60
Gardens 1
Trade kitchens 1
Patio areas 1

The living accommodation is large and in good condition.

Private space
Private Rooms10
Single Bedrooms2
Double bedrooms3
Private Kitchen1

Rent information

Annual rent£35,500 per annum
Weekly rent£682.69 per week fixed

£35,500 per annum, £682.70 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*

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£6,250Working capital£8,000
Other costs£7,000Total 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

YearBeer (Brls)Wine & spirits (Ltrs)Minerals (Ltrs)
Volume notes


The Withy Trees is surrounded by private housing, most of which is owned or mortgaged. Potential customers include a higher than average number of AB (higher and intermediate managers) and C1 (supervisory managers). Age is slightly older than the national average with high levels of full and part time employment. This all makes for an older, affluent customer base of ‘empty nesters’ and older families who would be looking for reasons to visit their local pub and establish it at the centre of their community.


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 currently a wet led business offering some food. If you can unlock the potential of the outside space and develop the food more, you can grow sales and make it even more popular. 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. ”