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Pub Overview Premium Local pub with food focus in Knowle. The Knowle offers a great opportunity for someone who wants to take on a well-backed, refurbished pub with plenty of potential.

The Knowle is a substantial opportunity to create a standout Premium Local pub with an elevated pub menu, excellent coffee offering, and a large pub garden to maximise year-round trade.

The pub benefits from being one of five pubs found in an area of around 5,377 adults within a 10-minute walk. The customer base is highly affluent, with disposable income and expectations for premium experiences. Knowle is a residential district in southeast Bristol, just two miles from the city centre. Surrounded by housing, green spaces and strong commuter links, the pub is well placed to attract both local residents and visitors from the wider area.

The Knowle is available on our investment tenancy agreement. The refurbishment will deliver a standout Premium Local pub, with an elevated pub menu, excellent coffee offer, and a large pub garden to maximise year-round trade. With its external refresh and operator-led opportunity to shape the internals, it has all the scope to become the area’s go-to destination for food, drink and community events.

We’re always open to new ideas. What would you do to drive trade? If you’ve benefited from running or owning a pub business, we’d love to hear what experience you can bring.

The right operator for the Knowle will have extensive food experience, the ability to build and lead a great team, and the skills to deliver excellent service across different trading occasions. If this sounds like the incredible pub opportunity you’ve been waiting for, apply today and tell us what you can bring to this pub’s next chapter.

• Investment Tenancy
• Refurbishment Planned
• Catering Kitchen
• Outdoor Trade
• Private Accommodation

The Knowle will be undergoing a refurbishment which will cover the full external areas of the pub, while internals remain in excellent condition but open to operator-led improvement. A full list of works and pub floor plan can be found in the refurbishment details in the downloads. The pub’s trading area and facilities post refurbishment will be:

• Main trading area with bar
• 80 internal covers
• 90 external covers
• Catering kitchen
• HEINEKEN SmartDispense
• Large pub garden
• Private accommodation

Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process. Where a significant investment is made in a pub by Star Pubs, an "Investment Exemption" will be required. The exemption means that the option of a Market Rent Option lease won’t be available at rent review for a period of up to seven years for this site, as per The Pub Code (2016).

Private accommodation consists of 2 bedrooms, lounge, office, kitchen and bathroom.

Estimated Total Ingoing Costs: £47,088

Estimated Minimum Ingoing Costs: £47,088

Annual Rent: £52,712

Estimated Annual Turnover: £770,119

Deposit: £13,178

Estimated Fixtures & Fittings Value: £20,410

Estimated Stock Valuation: £10,000

Estimated Working Capital: £3,500

The above figures are provided as a guide only and will be finalised as part of the commercial agreement. All figures quoted are exclusive of VAT. Estimated Working Capital is an estimate of key start-up costs such as professional fees, training fee, premises license fee, F&F valuation fee & till floats. There will be additional ongoing charges payable during the term of the agreement such as property maintenance, repairs fund, SmartDispense. These costs will be outlined prior to completing a business plan and finalised at Heads of Terms. The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month’s rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs should be included in your financial assumptions in your business plan. Note that on FRI and Investment Tenancy Agreements deposits will always be 3 month’s rent in advance and fixtures and fittings (F&F) must always be purchased. A deposit of 6 month’s rent will be required for operators trading under a Limited Company with no Guarantors. In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.

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