Oak, Stanstead Abbotts

The Oak is a double fronted traditional village pub and is originally from 17^th century and has been extended in a number of places over the years to create the different trading zones, but is still packed with charm and character. Stanstead Abbots is a pretty village on the River Lea, near the A10 and A414 trunk routes approximately 5 miles north of the M25. It’s closest towns are Ware, Hertford and Harlow which are all in the county of Hertfordshire. The pub sits perfectly in the middle of the village high street, opposite a public car park and a children’s’ play area, where there are well connected local bus services and where there is access to the the river where you can enjoy walks and recreation. The train line also goes through the village, with 2 trains per hour to London Liverpool Lime Street. Stanstead Abbotts is a traditional and well kept village with around 590 houses and 2000 residents, an is supported by an active parish council. There are also other small villages close by and the approximate house price in the area is circa £500k, making it a relatively affluent area due to its country life feel and its proximity to London with the train/transport access.

Pub Layout

There are 2 entrances to the trade areas – the first is at the front which is accessed from the high street, and the second is at the side of the building, which is accessed via a side street. There are a couple of small bistro style tables outside the pub, next to the main front door. perfect for al fresco drinking and watching the world go by. As you enter the pub from the front, the trade area opens up to the left and right. Set out with a mixture of low and high level tables and chairs, the character of the old building becomes wonderfully apparent.  Moving further into the pub you find small snug areas which are great spaces for a quiet drink, or small groups to gather.  The bar is an L shape in the centre of the trading area, with kitchen, small office and cellar further behind in the private areas as well as access to the accommodation.  As you move to the rear of the pub you can access the toilets, and get out to a small enclosed courtyard area.

The Oak is currently a successful village pub, serving the community, supporting local events, and understanding the village needs in a competitive environment. It plays a vital role in the village and is well supported by the locals with regular live music, televised sports, family events, special theme nights and lots more. Food and entertainment are the key focuses of this site currently and have been set up and promoted greatly by the current tenants, ready to be pushed and maximised upon.

Private Accommodation

There is a lounge, 2 well sized bedrooms, a small office area within the communal space, and bathroom situated in the private accommodation.

Annual Rent: £21,000 – Starting rent of £200 (net) per week

Security Deposit: £5,000

Working Capital: £4,000

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.

Training: £325 plus VAT

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

The Oak needs to be both the hub of the village community and have a good pub grub food offer to attract custom from outside of the immediate village vicinity, which will in turn, provide an additional revenue stream increasing dwell time. Hero dishes for key trading periods such as Sunday lunch would go down a treat as well as an active rhythm of the week. Traditional hospitality will be the key to success here, someone with a presence to engage the custom base and someone who has a good knowledge of cask ales, well ranged wines and spirits will be vital.  The outside area has potential to be more welcoming if softened and made more accessible. Sports teams could also be a great feature at the Oak and will bring another stream of regular custom if approached correctly. This is a cracking pub, but it needs leadership and consistency. We believe there is a lot of potential here, but a well qualified and funded individual or couple would be ideal, however we would also consider an established multiple.

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 *