Royal Oak, Naseby

The Royal Oak is a detached building situated in the middle of the historic village of Naseby in the District of Daventry, Northamptonshire. This is a fairly  affluent area, surrounded by a number of rural villages and farm land, but only two miles from the busy A14, offering access to all major motorways. Naseby is less than 15 miles from Northampton, Market Harborough, Kettering and Althorp House (the family home of the Earl of Spencer and the late Princess Diana). The Royal Oak is currently being run as a real ale and food led village pub, however this attractive detached pub needs to grow and attract customers from surrounding villages and the larger towns nearby. There is further potential to attract older clientele particularly during the day, as well as tourists visiting surrounding attractions such as Althorp House, Market Harborough and the Battle of Naseby. Admiral Taverns are looking for an enthusiastic licensee or couple to build strong connections with the community and develop this pub from further afield, therefore vision and marketing skills are vital.

Pub Layout

The bar servery is situated in front of you when you enter the pub. There is a main room with seating for around 20 people and bar stools at the bar and to the left of the bar is a snug room which has a skittles table and dart board and seating for around 10 people. To the rear of the bar is the toilets and kitchen area along with a fridge / freezer room and dish-wash area. Externally there is an enclosed garden and large car park along with a decent sized paddock area that could accommodate a marquee for events. There is also a large barn that has been used for beer festivals and has a temporary bar and stillage in there, it also has a log burner that can be used for the colder months and evenings.

The Royal Oak is a traditional village pub. It currently offers a wide range of cask ales with five hand pumps in place and offers entertainment such as live bands and music evenings. Crib, Northampton Table, skittles and darts are popular along with a fairly unique air rifle activity called “Bell Target”. Televised sport also plays a part with BT sport in place, the main focus being on rugby. There is currently a food offer in place but this side of the business needs further development particularly during the day and this should be a big focus point to drive the pub forward. Admiral Taverns are looking for licensee with a passion for cask ale and strong food skills. Equally important, is being involved with village life and really engaging with the community. Focus and ambition are needed to develop the Royal Oak into the great community pub it can really be.

Private Accommodation

The private accommodation is of a good size and provides ample space for a family. The first floor consists of two bedrooms, large living room/lounge  and domestic bathroom. The domestic kitchen is situated on the ground floor.

Annual Rent: £17,000

Security Deposit: £5,000

Working Capital: £3,000

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.

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

Admiral Taverns are looking for an experienced licensee who can maintain and develop the already excellent offer at The Royal Oak. The success of the pub will rely heavily on the running of the business making time for, and getting actively involved with the community through one off events along with local sports teams whilst also making visitors to the area feel welcome.

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