The Coach and Horses is a beloved, community-focused pub nestled within a residential estate just outside Norwich’s vibrant town centre. Serving a diverse and loyal local crowd—including residents from nearby high-rise flats and social housing—the pub is known for its warm, down-to-earth atmosphere and commitment to offering quality experiences at accessible prices. Norwich itself, often hailed as the most complete medieval city in the UK, boasts over 900 years of history, rich literary heritage, and striking natural beauty. Its charming cobbled streets and historic architecture make it a standout destination, easily reached by car, train, or coach thanks to excellent transport links. Whether you’re a local regular or a curious visitor, The Coach and Horses offers an inviting space where community spirit thrives. Pub Layout Upon entering, guests are greeted by a spacious, single long bar—soon to be enhanced with a sleek new back bar and modern bottle fridges, elevating both style and service. To the left, a lively pool area provides a fun and energetic vibe, while to the right, a dedicated darts area leads into additional comfortable seating, ensuring there’s a perfect spot for everyone. No matter where you are, sports fans can enjoy prime views of the action on strategically placed screens throughout the pub. Outside, the front of the venue features welcoming customer seating alongside convenient parking, making it easy for guests to enjoy their visit. To the right, a charming, enclosed leafy courtyard will soon be partially laid with astro turf, creating a relaxed, inviting space to unwind with friends. There’s also a small, currently unused trade kitchen with fantastic potential. With the right investment in modern equipment, this space could easily be transformed to offer a simple food menu, further enhancing the pub’s appeal and offering an additional revenue stream. Trading Style: This vibrant, community-focused pub currently operates as a wet-led venue, but presents a clear and exciting opportunity for growth through the introduction of a simple, high-impact food offering—such as pies, pizzas, and loaded fries. With Sky and TNT Sports already drawing in crowds, live sports remain a central attraction. The pub is well positioned to thrive on competitive everyday drinks pricing, supported by smart, targeted promotions designed to boost footfall and attract both new and returning customers. There’s also significant scope to strengthen community engagement by developing multiple darts and pool teams, building on an already solid foundation of gaming income. We’re proposing a strategic repositioning of the venue to focus on delivering exceptional value for money—an approach that directly responds to the needs of local residents, many of whom currently travel into the city for more affordable options. By offering a competitively priced, high-quality alternative closer to home, the pub can become the go-to local destination. Planned investment includes the installation of new televisions and a drop-down screen, enhancing the venue’s appeal as the ultimate spot for watching major sporting events and reinforcing its position at the heart of the community. Accommodation: Private Accommodation The private accommodation is substantially sized with four double bedrooms, kitchen, lounge and bathroom. It has been recently re-carpeted and decorated so is in great condition for the new licensee(s) to move in. Financial: Annual Rent: £24,000 Security Deposit: £6,000 Working Capital: £2,500 Stock: £5,000 Fixtures and Fittings: To be confirmed upon valuation – funding options may be available for the right licensee. Business Rates: £Nil. Based on the April 2023 rating list, the Zero Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes. Tie: All drinks categories are tied. For fully funded licensees on long term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee. For a breakdown on financial information, please refer to the ‘Additional Info’ tab. BDM Vision: With the right licensee, we plan to fully refurbish both the interior and exterior of the Coach and Horses, re-launching it with a fresh new look and feel that resonates with the local community. This charming pub has fantastic potential for a community focused operator ideally someone with experience running a similar, welcoming venue. The low operating costs, thanks to a very low rateable value, make this a commercially attractive opportunity. Excellent deals on Sky and TNT further enhance its appeal, helping to support a strong and profitable business model. The pub also enjoys a healthy stream of gaming income, which we believe can be maintained and potentially grown with the right approach. Additional Information: Annual Rent – This is our lowest rent figure associated with a Full Tie. If the tie is reduced the effective rent (via Tie Release Fees) will increase. Rent is billed and paid for weekly in advance depending on the payment terms agreed). On occasion, our Business Development Manager will discuss a start up rent which is discretionary to an individual pub and can be discussed. Security Deposit – This sum of money will be held on your account and will be returned to you on exiting of the pub based on your final account balance and the condition of the property. Our standard deposit is 25% of the headline rent. On occasion, we can negotiate a lower security deposit with the aim to build up to our full deposit on a long term agreement. Working Capital – This is a recommend amount required which will be used in the day-to-day running of the business. Stock – This will be valued by an independent valuer on the day you take over the pub. This includes unbranded glassware, unopened bottles, wines, spirits, any unopened / opened kegs and cask ale providing the container is unopened. Fixtures & Fittings – This includes any item that is bolted to the floor or walls, and a fitting to be any item that is free standing or hung by a nail or hook. This will also include furniture. Tie: All drinks categories are tied. For fully funded licensees on long term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee. Training – £350.00 – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme. Held online over two days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step. Service Charge Cost – £63.33 per week – The Admiral Taverns Premium Maintenance Package will help take care of your compliance and statutory obligations with one simple fee, whilst giving you piece of mind about your boiler and cellar cooling repair and replacement. This also includes full access to e-learning for you and your staff. *Zero Business Rates – Based on the April 2023 rating list, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes. Please note, this only applies to pubs marked with an Asterix *