Railway Inn, West Calder

The Railway Inn in West Calder is a charming historic public house, ideally located on the main street, offering convenient access to both Glasgow and Edinburgh via the mainline rail. The inn is also easily reachable by road, with the A71 providing a direct route to Livingston, just 4 miles away. West Calder itself is a picturesque traditional Scottish village nestled in the West Lothian countryside. The village is characterized by its buildings constructed from light grey stone, lending it a quintessentially Scottish appearance. The Railway Inn, built in the 1800s, stands out as an architecturally unique and beautiful octagonal corner pub. Its design, featuring stained glass windows, evokes the nostalgic ambiance of an old-fashioned railway waiting room, making it a place of historic interest, particularly for railway enthusiasts. The inn’s location and historic charm make it a notable landmark within West Calder, offering both locals and visitors a glimpse into the area’s rich past.

Pub Layout

Upon entering The Railway Inn through the main entrance, guests are immediately greeted by the central feature of the establishment: a distinctive horseshoe-style bar. This bar serves as a focal point, providing service to both the bar and lounge areas, which are thoughtfully separated by a three-quarters high gantry. The design emphasizes comfort and tradition, with fixed seating encircling the bar area, complemented by low-level stools and tables. High stools line the dark wooden bar itself, evoking the ambiance of a traditional working man’s pub. The stained glass windows further enhance this atmosphere, casting a warm, inviting glow throughout the space. Towards the rear of the building, a small lounge room offers a cosy, peaceful retreat. This space is furnished with soft seating and features a log-burning stove, creating a relaxing environment perfect for unwinding. The lounge is also equipped with a pool table, adding a touch of entertainment for patrons. This includes a small kitchen area, suitable for preparing and serving light bites or a modest menu, catering to the needs of visitors looking for a quick meal. Additionally, a covered smoking area is conveniently located at the rear of the pub, leading to a small car park for locals use.

Beyond the main pub area, The Railway Inn also offers accommodation in the form of 7 self-contained letting rooms, which are accessed via a separate entrance. These rooms share communal bathroom facilities as well as a kitchen and lounge area, making them an ideal option for contractors or workers in the area who require comfortable, convenient lodging.

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: £13,500

 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 is seeking an experienced licensee with a strong background in food and accommodation services to take the helm at The Railway Inn. The ideal candidate will not only have a solid understanding of the hospitality industry but also possess knowledge of the local area and its demographics, as community engagement is crucial to the pub’s success. The right licensee will be skilled in attracting and catering to high street circuit drinkers, ensuring that the pub remains a popular destination for both locals and visitors. Their ability to create a welcoming environment that appeals to a diverse range of patrons will be essential in enhancing the overall appeal and success of the business. A robust marketing plan is vital, with a focus on leveraging social media and other advertising channels to promote both the pub and the letting rooms. Ensuring a balanced approach that integrates these various facets—community engagement, food and drink offerings, accommodation services, and effective marketing—will be key to unlocking the pub’s full potential and securing its ongoing success.

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 *