Shady Oak, Stockport

The Shady Oak is a large, well-appointed, community pub located in the leafy Stockport Suburb of Bramhall. Although slightly hidden away the pub benefits from being situated in the heart of the Redford Estate and is surrounded by chimney pots. Stockport is an industrial town in Greater Manchester, England, 7 miles south-east of Manchester 9 miles south-west of Ashton-under-lyne and 12 miles north of Macclesfield.

Pub Layout

The main entrance to the pub is off the car park, through central double doors. Once in the pub there are a number of clearly defined zones that welcome a variety of clientele. To the left-hand side is a popular snug area which is enjoyed by small groups and couples catching up during the day over a coffee and a light bite or after work with a tipple. Just past this is an area designed for dining for about 20 cover, with a mixture of high- and low-level seating. The bar is central and U shaped, allowing for visibility of all daytime trading areas. At the rear of the pub is the sports area which house both a pool table and darts board, both of which are very popular with the local teatime trade.  To the right-hand side of the entrance there is an elevated open space which can cater for approx. 50 covers this can be used during busy dining times such as Sunday lunch or works well for functions. Off the function room is a sunroom which can also be used to host smaller functions. The catering kitchen is a substantial size and is well equipped.  Externally the pub has a well-presented beer garden. It’s known in the area as a sun trap and gets very busy on sunny days. There is also a children’s play area. The pub has a large car park which is shares with the retail unit.

The pub is a community pub which offers something for everyone, from sports teams to cask ale fans to families enjoying the beer garden, and everything in between. The pub should have a simple menu with a strong focus on home cooked meals, using local suppliers where possible to deliver the sustainability and provenance that diners now expect. It should trade on a 80/20 wet/dry split. It should also have a premium drinks range that caters for the various occasions on which customers use the pub.  The retail offer should be consistent, with customer service and standards always the number one priority. A strong rhythm of the week needs to be introduced to ensure there is always a reason to visit and this needs to be marketed in professional way.

Private Accommodation

The private accommodation is of a good size and consists of: three bedrooms, a bathroom, lounge, kitchen and office.

Annual Rent: £28,500

Security Deposit: £5,000

Working Capital: £2,000

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.

Admiral Taverns are ideally looking for a couple with one focusing on the kitchen and back of house and the other focussing on the front of house and showing good marketing skills across various platforms.  The Shady Oak should be the go-to community pub for every one of the surrounding estate. It should offer quality, home cooked food along with well-kept ales and a good range of wines and spirits. It should be the go-to place for when customers want to catch up with friends, celebrate occasions or simply enjoy a meal without having to do the washing up!

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 *