Kings Arms, Carnforth

The Kings Arms is a large historic grade II listed three storey pub nestled in the heart of the scenic market town of Kirkby Lonsdale in Cumbria. The town attracts many tourists from far and wide due to its unspoilt nature, high quality independent shops, historic charm and its fantastic restaurants, cafes and bars. Its close proximity to the Yorkshire Dales, Forest of Bowland, Lake District  in the respective counties of North Yorkshire, Lancashire and Cumbria make Kirkby Lonsdale an ideal and idyllic place to stay. The Kings Arms provides three charming cottages for tourists to base their travels from and are located behind the Kings Arms, which is in an enviable position on the bustling high street. The building itself dates from the middle of the 16^th century but was trading as an inn from the early 17^th century onwards. The pub retains many of the original features including a huge ‘inlgenook’ fireplace which is reportedly the largest working example in Cumbria. Kirkby Lonsdale is easily accessible by car, with the A65 running through the town. Regular bus services run through the town connecting with the nearest train station, Oxenholme Lake District.

Pub Layout

Upon entering off Kirkby Lonsdale’s historic high street customers are welcomed in to an open plan bar and dining area. The pub oozes historic charm yet the trade area brings a contemporary modern twist tastefully blended with its original features. The gorgeous well stocked bar runs to the left-hand side opposite that opulent original fireplace. The stylish décor is incredibly welcoming and relaxing, and the mash-up between traditional and modern flows through to the food offer as well. The pub benefits from a delightfully decorated high-ceilinged upstairs room which is a designated sports room adorned with TV’s showing televised sporting events. Three cottages to the rear of the pub are fully booked by tourists over the summer months and these are elegantly decorated and furnished to a high standard. Also to the rear is an enclosed courtyard area, a beautiful place to sit and enjoy a refreshing drink.

The Kings Arms offers locals and tourists a high-quality dining and drinking experience, boasting excellent standards, fantastic customer service and a welcoming environment. The Kings Arms provides a fun and relaxing environment; a really delightful place to while away the hours, whether having a meal out or having a few drinks with friends. A bold range of fine wines, craft beers, eclectic spirits and local tipples provide customers with a wide and ever-changing range of drinks to savour and enjoy. A traditional British gastro pub menu, televised sporting events and relaxed and inviting atmosphere complimented by the beautiful letting cottages are what make the Kings Arms a success balancing locals and visitors to enjoy this beautiful town.

Private Accommodation

The private accommodation, located on the first floor consists of three bedrooms, a living room, a good sized kitchen and bathroom all in good condition.

Annual Rent: £28,000

Security Deposit: £5,000

Working Capital: £2,000

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.

Admiral Taverns are ideally looking for a licensee who is passionate about providing a top-quality food offer; alongside excellent drinks service with consistent quality and service. A warm and friendly welcome must await those customers who pass over the threshold and must leave desperate to visit again. The Kings Arms is all about quality of offer so a great knowledge of drinks and how to serve them is essential. Cocktails, ice cold gin & tonics, great tasting beers all perfectly served is key here. The ability to market the three letting rooms through booking websites and social media along with extending the use of the function room can bring in additional income. Particularly during the summer this is a busy and bustling pub so anyone who takes over the Kings Arms needs to be confident, hardworking, and able to provide fantastic service all day every day.

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 *