Under Offer


Bedford Road, Wilstead, Bedford, Bedfordshire, MK45 3HW


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Pub overview

A well presented, recently refurbished pub set in a village just 5 miles south of the county town of Bedford. This pub is rarely available so is a great chance to take on a good food business with a stable trade history.

The Woolpack is situated in the traditional village of Wilstead and is a great opportunity for someone wanting to run a good food business. Internally the pub has 50 covers within two restaurant areas and a large bar. Externally the pub benefits from a good size garden for those wanting to enjoy the weather with a pint and some delicious food. The pub has a good local following being one of two pubs in the village. The trade history is good and we would like someone to carry on the reputation of this business, ideally an experienced caterer and drive the food sales.

The pub is set in a lovely village with traditional farms, older thatched cottages, listed buildings and some modern estate housing however are spacious compared to others.

L shape bar creating a nice atmosphere with the local trade. 2 restaurant areas to the rear with 50+ covers. Side courtyard with good size recently refurbished garden to the rear with new planters, a covered shelter and a BBQ area!

Trade space
Bars 1
Car park spaces 6
Dining rooms 1
Food covers 50
Function rooms 1
Gardens 1
Trade kitchens 1
Patio areas 1

The Woolpack features 6 private rooms including two double bedrooms, one single, one lounge area and a bathroom.

Private space
Private Rooms 6
Lounge 1
Single Bedrooms 1
Double bedrooms 2
Bathrooms 1
Toilets 1

Rent information

Annual rent £37,850 per annum
Weekly rent £727.88 per week fixed

£37,850 per annum, £727.88 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 £31,650 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).

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £15,000 Working capital £5,000
Other costs £4,000 Total entry cost £31,650

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

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2016/17 151 1,983 2,100
2015/16 183 1,685 883
2014/15 170 1,611 411
Volume notes


The Woolpack is located centrally in the village of Wilstead, 5 miles south of Bedford town, just off the A6 between Bedford and Luton. The village has a population of circa 2500, a post office, a convenience store, car sales showroom, 2 restaurants, 2 pubs, a lower school, 2 churches and a village hall.


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

Current premises licence opening hours

Monday- Thursday- 10.00- 00.30 Friday and Saturday- 10.00- 01.30 Sunday- 11.00- 00.00

Contact Us

Steve Look

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The Woolpack is a popular village pub that had an interior and garden refurbishment in April 2017. It presents well and needs an experienced caterer to continue the good reputation and drive the food sales. ”