Railway Inn, West Calder

Ideally located on the main street in West Calder, The Railway Inn is local to all amenities with mainline rail access to Glasgow and Edinburgh and road access on A71 to Livingston, only 4 miles away. West Calder is a traditional Scottish village, set in the West Lothian countryside with buildings made from light grey stone. The Railway Inn was built in the 1800’s and is beautiful octagonal corner public house with stain glassed windows has a feel of an old fashioned railway waiting room, providing historic interest to railway enthusiasts.

Pub Layout

Upon entrance from the main entrance, you are greeted by the horseshoe style bar which provides a focal point servicing both the bar and lounge areas separated by a three-quarters high gantry. Fixed seating surrounds the outside of the bar area, complete with low level stools and tables.  High stools adorn the bar in tradition with the dark wooden bar and stained glass windows to give the working mans bar feel. The small lounge room located at the rear of the building, complete with log burning stove provides a warm peaceful retreat with soft furnishings to create a relaxing environment is complete with pool table. There is a small kitchen area which could be used to serve light bites and a small menu. A covered smoking area has been created at the rear of the pub leading to a small car park.

Accessed via a separate entrance the Railway Inn has 7 contained letting rooms with communal bathroom and kitchen/lounge area. These are ideal for contractors working in the area.

The Railway Inn is community pubs at its best! Creating the perfect blend of community engagement and commercial viability. By prioritizing community-led activities during the week and entertainment for weekend visitors, they cater to a diverse range of interests and ensuring consistent foot traffic. The addition of a small pub food offer could further enhance the experience for locals, providing them with delicious options to enjoy alongside their drinks. Utilizing the rooms for additional revenue streams adds yet another layer of versatility to the business that could truly thrive within both the local community and the broader high street environment.

Private Accommodation

There is no private accommodation at site.

Letting Accommodation

Accessed via a separate entrance there are 7 letting rooms. These are all self contained with a communal bathroom and kitchen/lounge area.

Annual Rent: £25,000 – post capex

  £13,500 – pre capex 

Security Deposit: £3,000

Working Capital: £2,000

Stock: £2,500

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 looking for an experienced licensee with a strong background in food and accommodation services. Ideally knowledge of the local area and demographics would be advantageous as engaging with the community is key to the pubs success. Additionally, they should have the skills to attract and cater to the needs of high street circuit drinkers, enhancing the overall appeal and success of the business. A strong marketing plan, with access to social media and advertising the letting rooms ensuring the balance of these various facets of the operation will be key to maximizing its potential and ensuring its ongoing success.

An opportunity presents itself with an investment at the Railway Inn. This will include interior re-decoration of the bar area including new flooring and fixtures and fittings, a re-decoration of toilets and new exterior signage and lighting. This refurbishment will be considered with the right licensee operating on a long term agreement with a well-considered business plan, both internally and externally. The refurbishment will allow the new licensee to re-position this fantastic pub in the heart of West Calder.

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 *