Royal Oak, Nr Colchester

The Royal Oak is a country pub located by the village of East Bergholt which is between Colchester and Ipswich within the ‘Area of Outstanding Natural Beauty’ of Dedham Vale. Despite its rural location, the pub is within a few minutes drive of the main A12 road allowing decent access and also within four miles of the River Stour leading to the coast at Harwich. The pub itself is a good size two storey detached building with considerable outside areas and views of the surrounding countryside. It is a much loved pub, known locally as ‘The Dickie’ and currently trades very well as a community drinks focused tavern.

Pub Layout

All the trade areas are on one floor with a traditional wooden main bar area surrounded by comfortable seating and a enjoying a welcoming open fire. A snug area to the left provides additional seating for quieter drinking and dining. It is simply decorated with a rustic feel, wooden surrounds and tiled floors that locals enjoy and which are all well looked after. Externally there is a rear patio with room for around 8 benches. This leads to the car park with space for around six cars and then onto a very large beautiful trade garden with plenty of space for children to play safely and also the facility to use as additional parking. There is also a separate barn area for storage within the car park area as-well as a drinking area at the front of the pub.

While there is no trade kitchen, the domestic kitchen is large and located downstairs, close to the bar area, allowing for a good pub grub food offer to be available to customers throughout the week.

The pub trades successfully as a rural community local serving the nearby villages. It is especially well known for its real ale, with three rotating real ales on offer. It has also hosted a number of sports teams including darts, crib and dominoes. Given its location, the pub has a good following with walkers and cyclists wanting a comfortable pub to enjoy a social beer and rest. 

Private Accommodation

The private accommodation is a three bedroom accommodation with a family bathroom, shower and bath on the first floor. The kitchen and sitting room are downstairs which is all well looked after and in good order.

Annual Rent: £12,000

Security Deposit: £2,000 – building to £5,000 during tenure

Working Capital: £4,000

Stock: £3,000

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.

This is an opportunity likely to attract an existing or experienced licensee, wanting a more rural countryside location but with a strong vision to be able to take the Royal Oak to a higher level. A passion for real ales is a must and the ability to maximise the large garden is also important. The introduction of a wholesome country pub food offer would be very advantageous and create an additional income stream to the already healthy wet trade. 

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 *