Kings Head, Fen Ditton

Fen Ditton is a village on the far outskirts of Cambridge, in the South Cambs district, just to the east of the River Cam. The village consists of circa 1200 residents, and has plenty of amenities including two pubs (this one, and a destination dining riverside pub), a large church, a restaurant with letting rooms, and a popular primary school. The village also provides great road access to the east and west via the A14, and south via the M11 link nearby with the nearest train station being Cambridge North. The Kings Head is set in the heart of the village opposite the church is and a convenient meeting place for the locals and visitors from surrounding villages.

Pub Layout

The Kings Head is accessed from the side of the pub and has one main trade space and two smaller sung rooms. Upon entering the site, you immediately face the large central bar and the open plan drinking area which is well decorated and home to an inglenook open fire place. This is where most people tend to socialise and where you will find access to the ladies and gents facilities. To your left you will find a comfortable relaxing space and also the darts board which is currently home to a couple of regular darts teams. Down a couple of steps, you will find doors to both of the cosy rooms which could also be used for meetings and private functions. From the side of the building or through the corridor to the toilets, you will find access to the large and open garden space with a storage barn and lots of benches – a great space to sit in the summer and enjoy some al fresco drinking.

The pub is currently operating very much as a villagers drinking and socialising pub. Locals enjoy the peace and quiet of having a drink with friends without the hustle and bustle of a busy food offer or live sports. The drinks offer is fairly varied and suited to the locals that use the site and there are darts and crib teams throughout the week.

Private Accommodation

This private accommodation consists of three bedrooms, a bathroom and a lounge upstairs and a kitchen downstairs.

Annual Rent: £18,500

Security Deposit: £5,000

Working Capital: £1,000

Stock: £3,500

Business Rates: £Nil.  Based on the April 2023 rating list, the Zero Rates Payable is based on small business rates relief being applied and the licensee only occupying one property for commercial purposes.

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.

The Kings Head is becoming available due to retirement after nearly 20 years with the current licensees. It will need a strong licensee (or couple) to really get this pub back on track and ideally, the new licensee will be a seasoned and know the local market, as well as being able to identify trends from the vibrant Cambridge business sector. The opportunity exists to engage sports teams, add music and sport events inside, increase trading hours and develop a coherent range of products from beers and wines to spirits.

This pub needs to re-establish itself at the heart of the community. Engaging with village life and creating a decent offer across all product categories will see good returns for the new licensee.

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 *