Mother Shiptons Inn, Knaresborough

The Mother Shiptons Inn is a charming and picturesque pub located in the historic market town of Knaresborough, just four miles east of Harrogate. Nestled along the banks of the River Nidd, the pub boasts a stunning location with direct views of the famous Mother Shipton’s Cave, making it an ideal spot for those looking to enjoy both history and nature. The beer garden, positioned right by the river, offers a tranquil setting where visitors can unwind while watching the gentle flow of the Nidd. Knaresborough itself is an affluent town, rich in history, and, like its nearby neighbour Harrogate, is known for its spa town heritage.  Knaresborough is easily accessible with well-connected transport links. The A661 road connects to Leeds, while the A59 runs through to York, making it simple to travel to and from the town. The town also benefits from regular train links to both Harrogate and York, and a reliable bus service ensures convenience for its residents and visitors.

Pub Layout

The Mother Shiptons offers inviting spaces across three distinct trading areas. Upon entering, you’ll find a cosy dining room to the left, ideal for smaller gatherings, with seating for up to 20 people. This area could easily be adapted for private functions. Opposite, the main trading area exudes warmth and charm with its open fire, a mix of carpeted and wooden floors, and traditional panelled walls adorned with beamed ceilings. Ornate fittings and soft furnishings enhance the welcoming atmosphere. At the heart of this space is the central servery bar, a focal point that serves all areas of the pub. A small raised section offers an intimate spot for private dining, perfect for a more secluded experience. Beyond this, you’ll enter a comfortable lounge with seating for around 20, which opens out onto a spacious beer garden overlooking the river Nidd, offering a relaxing setting for outdoor enjoyment.

The Mother Shiptons is a vibrant, community-focused wet-led pub with a solid food offering that complements its reputation for warmth and hospitality. Renowned for providing a welcoming atmosphere for both locals and visitors, the pub enjoys a steady trade throughout the year, supported by a loyal local clientele. From Easter to October, the influx of tourists drawn to the nearby Mother Shipton’s Cave helps to further boost the pub’s popularity, making it a bustling hub for those exploring the area. While the current food menu offers a solid selection that pairs well with its drinks, there is considerable potential to expand and elevate the food offering which could transform into a destination food pub, attracting even more customers.

Private Accommodation

The domestic accommodation consists of two bedrooms, a lounge, kitchen, bathroom and separate toilet.  All of which is in good order.

Annual Rent: £TBC

Security Deposit: £5,000

Working Capital: £3,000

Stock: £4,000

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.

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

Admiral Taverns is seeking a licensee with a balance of excellent catering skills, customer service, and the vision to grow the pub’s offerings while staying closely connected to the locals. A strong catering experience is essential as food is the key driver for success alongside maintaining high standards and delivering an exceptional dining experience. A knowledge of the local area is also highly valuable, allowing you to better connect with the community and tailor your offerings to local preferences. While food remains the core focus, there is significant potential to expand the pub’s social and entertainment offerings. Engaging locals with popular events like quiz nights and live entertainment, will not only boost foot traffic but also enhance the pub’s reputation. Effective marketing will be key to driving both food sales and overall business growth. You’ll need to be proactive in using local marketing strategies, social media, and in-house events to promote and attract customers.

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 – £63.33 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 for by the licensee and the licensee only occupying one property for commercial purposes.  Please note, this only applies to pubs marked with an Asterix *