Under Offer


50 Queen Street, Haverhill, Suffolk, CB9 9EF

Pub overview

Following a successful investment three years ago the Woolpack continues to be one of the most popular venues in Haverhill.

Whether you are looking for a pub lunch or a great venue to watch sport, the Woolpack can offer both of these and a lot more. Refurbished in 2013 this business appeals to a wide range of clientele and changes its trading style throughout the day and at weekends to accommodate the needs of its customers. A good value food offer at lunchtime and early evening allows shoppers and workers to relax whilst the sport and entertainment offer brings in a different type of customer in the evenings and at weekends.
Machine income is free of tie with discount available on beer and cider products.

A large one bar business refurbished three years ago. There is a designated booth seating area to the left hand side of the pub for dining and drinking. A pool table occupies the remainder of the this side of the trading area alongside a dance area and DJ booth. To the right hand side you will find loose furnishings for eating and drinking. To the rear of the pub there is a small patio garden area with outside drinking available to the front of the pub as well.

Trade space
Bars 1
Food covers 40
Trade kitchens 1
Patio areas 1

There is a large 5 bedroom flat above the pub including a domestic kitchen which is in very good condition.

Private space
Private Rooms 10
Lounge 1
Single Bedrooms 1
Double bedrooms 4
Private Kitchen 1
Bathrooms 2

Rent information

Annual rent £44,000 per annum
Weekly rent £846.15 per week fixed

£44,000 per annum, 846.15 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 £36,300 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of conditions, working capital and deposit (25% of head rent, minimum £6,000).

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £20,000 Working capital £4,000
Other costs £4,650 Total entry cost £36,300

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)
2016/17 297 638 7,327
2015/16 321 822 8,178
2014/15 346 1,116 9,960
Volume notes


Haverhill is a market town and civil parish in the county of Suffolk, England, next to the borders of Essex and Cambridgeshire. It lies 14 miles southeast of Cambridge and 18 miles south-west of Bury St Edmunds. Haverhill is the second largest town in the Borough of St Edmundsbury and has a population of 27,041.
A weekly market is held in the town in the High Street each Saturday. A smaller market is held each Friday in the town's market square. The A11 and M11 are close by offering direct routes to London and Stansted airport.


Trade bar
Trade kitchen
Trade patio

Current premises licence opening hours

Sunday 09:00 - 00:00 Monday to Thursday 09:00 - 01:00 Friday & Saturday 09:00 - 02:00

Contact Us

Sarah Barron

Business Development Manager

Call us today 01284 714 497

Apply online
“ The Woolpack is a busy town centre business with a good lunchtime food offer, a strong drinks offer in the afternoon and evening, and busy weekend trade supported by sport and entertainment. ”