George & Dragon, Upton

Upton is a beautiful South Oxfordshire village in the Vale of the White Horse close to the Berkshire border. The George and Dragon itself commands a high-profile location on the busy Oxfordshire/Berkshire link road, the A417. This location along with the already impressive reputation and great facilities ensures that the business remains busy seven days a week across all trading sessions.

Pub Layout

The George and Dragon is a bustling, profitable country pub that is very highly regarded locally and is ready to be taken to the next level. There is plenty to work with, including two distinct internal trading areas, one of which is a more traditional public bar area with both bar seating and tables and a more formal restaurant area with a fabulous log burner as its centrepiece. Externally there is ample car parking for over 20 cars and a covered patio area that is fully furnished with heating and lighting. However, the real winner here is the large stunning gardens which are hugely popular in the spring and summer months and benefit from impressive kids play equipment and a considerable amount of seating. The kitchen is well equipped and is in excellent condition. All the fixtures and fittings are of the highest standard, and internally all areas of the pub are in good order.

The current trading style of the business is that of a Classic pub; it is envisaged that this style of trading would continue and would be developed to keep it ahead of the competition. The pub also lends itself perfectly to hosting family fun days, ale and cider festivals and an additional income stream could easily be achieved by promoting the gardens as a summer function venue.

Private Accommodation

The private accommodation is in excellent condition and consists of three bedrooms, a kitchen area, lounge and family bathroom.

Annual Rent: £27,000 – Initial starting rent of £100 p/w (net) for 4 weeks

Security Deposit: £5,000

Working Capital: £10,000

Stock: £5,000

Business Rates: Low*

F&F: TBC – Funding options may be available for the right licensee

Training: £325 plus VAT

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

*Based on the April 2023 rating list, the Low Rates Payable is based on small business rates relief being applied on a tapered basis and the licensee only occupying one property for commercial purposes.

The ideal licensee would ideally have experience of developing, maintaining, and marketing a high-quality food offer, be passionate about quality beers and ales and possess exceptional customer service and engagement skills along with fantastic standards that will be key in moving this already successful beautiful pub onto the next level.

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 – £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 *