Pub Overview
A refurbishment of around £125,000 is planned to transform The Darley into a refreshed, well-invested community wet‑led pub with stronger appeal across the local area. What would you do with this pub to make it a success?
About the area
The Darley is located in a village setting in Barnsley and is surrounded by a ready‑made local customer base. Situated on the high street, just down the road from Worsbrough Dale Park, this is a pub with the chance to strengthen its place in the community and rebuild its reputation through investment.
Demographics
The pub benefits from being one of a handful of pubs found in an area of around 3,580 adults within a 10 minute walk. Its current customer base is predominantly wet‑led, but the investment creates an opportunity to broaden the appeal and attract a more diverse mix of guests, including younger adults looking for a go‑to local for drinks and social occasions.
The offer
The Darley is available on our investment tenancy agreement. Please refer to the Refurbishment Details section for details of the investment being made.
Who we're looking for
* Understanding of the local community
* You know what it takes to build a successful business
* You love hospitality and are great with customers
Features
* Pub Games
* Private Accommodation
* Investment Tenancy
Trading Area & Facilities
The refurbishment of the pub will cover both the interior and exterior. A full list of works and pub floor plan can be found in the Downloads section. The pub's trading area and facilities post refurbishment will be:
* Main trading area with bar
* Snug area
* Separate games/sports zone
* 75 internal covers
* 20 external covers
* HEINEKEN SmartDispense
* Small patio
* Private accommodation with 3 bedrooms, kitchen, lounge and bathroom
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
Private accommodation with 3 bedrooms, kitchen, lounge and bathroom.
Pub Financials
With our 5 Star Promise, the rent at the start of your agreement is fixed until the end of its initial term.
Indicative entry costs: £37,987
Annual Estimated Annual Turnover: £293,149
Annual Rent: £17,947
Deposit: £4,487
Estimated Fixtures & Fittings Value: £25,000
Stock Valuation: £5,000
Working Capital Required: £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 finalized 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.
Refurbishment Details
* New External Signage
* New Pub Games Zone
* Interior Decor Refresh
What we're planning & why
Refurbishment details
A £125,000 investment is planned at The Darley, covering both the interior and exterior of the pub. The aim is to refresh the space, improve kerb appeal and strengthen the overall offer so the pub can become the best in the area as a well‑invested community wet‑led venue.
What's happening?
The refurbishment will give The Darley both an interior and exterior sparkle, helping to refresh the pub and reposition it for stronger local trade. Anticipate new external signage, a new gaming and entertainment zone, and an interior décor refresh as key parts of the works. Together, these improvements will help the pub better meet modern customer expectations, improve first impressions from the outside, and make fuller use of the trading space inside.
Why invest?
This is an opportunity to take on a pub that is well placed to rebuild its reputation in the local community. The investment will help address underused potential, improve design and layout appeal, and strengthen kerb appeal, all of which support a more competitive position in the local market. The projected weekly turnover is expected to increase from £3,000 to over £5,500 following the refurbishment, showing the scale of the trading opportunity. More details can be discussed at business plan stage.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page. Also see the Upton Arms, Pontefract which has recently undergone a similar transformation to what we are planning for The Darley.
Downloads
* Demographics Report
* Energy Performance Certificate
* Floorplan
* Schedule of Work
#J-18808-Ljbffr