Gamecock, Harbury

The Gamecock is a semi-detached property with a hairdressers to the left and private housing to the right. It lies centrally within the village with an array of amenities all within walking distance to the pub. It’s an attractive village pub located in the beautiful village of Harbury, three miles west of Southam and five miles south of Leamington Spa in the heart of the Warwickshire countryside. Harbury is an affluent village of approximately 2,500 people, and is conveniently located with excellent transport links, including the M40 three miles away and trains direct between London and Birmingham.

Pub Layout
Through the front door of the pub, you are greeted by a wooden bar which serves all areas of the pub. To the left you will find both men’s and women’s toilets, along with an open plan trade area, currently equipped with a darts board and loose seating for both drinking and dining – this space could seat around 15/20 covers. The right hand side of the pub has a combination of both fixed and loose seating, making space for another 20 possible covers. The log burner makes it the perfect space to sit and socialise on a cold, winter evening. There is a further trade area to the back of the pub which is currently being used as a pool room, this could also lend itself to extra dining space upon the relaunch of a food offer. The large beer garden to the rear of the pub, complete with sheltered seating, draws in customers in warmer months. Although there is no parking at the pub, it is minutes away from the village car park which is located behind the library.

The Gamecock is a great opportunity for an experienced licensee to really develop this pub to be the best pub in the village. It currently trades with a solid drinks offer with good pub grub but does not open at lunch times in the week meaning that there is potential to further increase this part of the business. The food menu offers steak nights, sharing platters and a quality Sunday lunch with the potential to open during the day offering a quality food menu. The pub has a good cask ale offer and the ingoing licensee would need to continue and review the other products looking to introduce and improve the drinks offer further. The Gamecock is essentially a good community pub that needs to be developed and to have a more consistent food offer in place. Good retail standards, marketing skills and a knowledge of beer and wine are essential to take this already good business to the next level. There is also the potential to review the opening hours of the pub.

Private Accommodation

The domestic accommodation consists of two large double bedrooms, an office, living room and large kitchen diner. There is also a separate bathroom with shower, toilet and hand basin. The flat is very spacious and has character.

Annual Rent: £17,850

Security Deposit: £5,000

Working Capital: £3,000

Stock: £3,000

Fixtures and Fittings: To be confirmed upon valuation –  funding options may be available for the right licensee.

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: £325 plus VAT

For a breakdown on financial information, please refer to the ‘Additional Info’ tab.

We are looking for a local, experienced operator. Someone with good knowledge of the community and experience in running food operations. The licensee will engage at every level, leading and driving their business from the front, with the ability to demonstrate marketing techniques to attract customers to the pub from far and wide. They will put their people and their community at the heart of everything they do. Focusing on great retail standards, traditional pub grub, championing cask ales, and encouraging sports teams to drive this business further. Getting involved with village fundraising and events to create loyalty will build on the foundations here which are already sown in.

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 – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme.  Held online over three days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.

Service Charge Cost – £60.89 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 and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *