Pub Overview
Refurbishment to create the best wet-led pub in the town centre.
The Area:
The Coach & Horses is located in Dalkeith, a town just 7 miles from Edinburgh and rich in history, with a medieval street layout and a Conservation Area designation. The pub sits in a central location close to key local landmarks including Dalkeith Palace and Dalkeith Country Park, with Eskbank train station just 1.5 miles away. With a population of 2,416 within a 10-minute walk and 6,770 within 20 minutes, the pub is well-placed to serve a loyal local base and tourist visitors alike.
Demographics:
Dalkeith has a mature population overall, but the immediate catchment includes a healthy number of younger households. The area supports a mix of community and social venues, with demand for another strong wet-led offer in the town.
The Offer:
The pub is available on our investment tenancy agreement. Click here for more information.
Following refurbishment, the Coach & Horses will be repositioned as a standout traditional wet-led community pub. The internal works will focus on refreshing the right-hand side of the venue, with a new bar and updated toilets. Externally, both sides of the building will be redecorated with new signage to boost kerb appeal. The layout is ideal for multi-occasion use, with a refurbished side for mixed groups, locals and tourist trade, and a more casual drinking area for younger customers. The pub will offer an extensive drinks range including premium lagers, craft beers, ales, wines, spirits, and softs. A regular rhythm of the week will feature sports, pool, quizzes and social entertainment, creating a lively community atmosphere with broad appeal.
We’re always open to new ideas-what would you do to drive trade?
This site suits operators with a strong hospitality background and a genuine understanding of how to serve both locals and destination customers in a high-footfall central location.
If this sounds like the pub opportunity you’ve been waiting for, apply today and tell us what you can bring to the Coach & Horses...
Features
* Investment Tenancy
* Refurbishment Planned
* Pub Games
* Live Sports
Trading Area & Facilities
The Coach & Horses will benefit from a partial internal and full external refurbishment.
Post-refurbishment facilities include:
* Main trading area with bar
* 61 internal covers
* Live sports
* Pool table
Applicants should be aware that all refurbishments are subject to final board approval, which will be determined as part of the leasing process.
Private Accommodation
No private accommodation is available.
Pub Financials
Pub Financials Icon
Estimated Total Ingoing Costs
£30,602
Estimated Minimum Ingoing Costs
£30,602
Annual Rent
£26,408
Estimated Annual Turnover
£361,265
Deposit
£6,602
Estimated Fixtures & Fittings Value
£18,000
Estimated Stock Valuation
£2,500
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.
Downloads
* Demographics Report Download arrow
* Refurbishment Details Download arrow
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