Property Description
A £180,000 refurbishment is planned to transform the Royal Oak Bonnyrigg into a refreshed, modern yet traditional community pub. What would you do with this pub to make it a success?
About the area
Located in the heart of Bonnyrigg town centre in Midlothian, this pub sits within a growing community driven by large-scale housing developments. With 4,913 adults within a 10-minute walk and 14,939 within 20 minutes, there is a strong and expanding customer base on the doorstep.
The pub currently operates as a wet-led, value-driven venue, but the planned refurbishment will reposition it to appeal to a broader and more diverse audience. With only a handful of competitors nearby offering a mix of value, food-led and community propositions, this is an opportunity to stand out with a refreshed, high-quality drinks-focused experience in a comfortable setting.
Demographics
The pub benefits from being one of several pubs in an area of around 14,939 adults. The customer base is currently predominantly wet-led and value-driven, with an opportunity to broaden appeal following investment and attract more frequent visits from a wider audience.
The offer
The Royal Oak Bonnyrigg is available on our investment tenancy agreement. Click here for more information on this agreement. Please refer to the 'Refurbishment Details' section for details of the investment being made.
Who we're looking for
If you’ve benefited from running or owning a pub business, we’d love to hear what experience you can bring. The right operator for Royal Oak Bonnyrigg will have extensive experience in wet-led community pubs. They will have a clear vision for creating a strong drinks-led offer, driving footfall through a welcoming atmosphere, and building a loyal local following that returns regularly.
If this sounds like the incredible pub opportunity you’ve been waiting for, apply today and tell us what you can bring to this pub’s next chapter…
The refurbishment will cover both the interior and exterior of the pub. A full list of works and pub floor plan can be found in the Downloads section.
The pub's trading area and facilities post refurbishment will be:
Main trading area with bar
Internal seating for 50
External patio with 18 covers
HEINEKEN SmartDispense system
Car park
Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process.
The pub has no private accommodation.
Premises license available on request.
Agreement Type
Investment Tenancy
Property Facilities
Refurbishment Planned
Outdoor Trade
Parking
Property Financials
Additional Information
In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs are not included in the rent model or ongoing costs below.
Note that on FRI Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased.
A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors.
The above figures are provided as a guide only and will be finalised as part of the commercial agreement
* All figures quoted are exclusive of VAT
** Deposit build up will be payable over a maximum of 24 months
*** Fixtures and Fittings annual rental fee should be estimated at 15% of the F&F value. The actual F&F value will be determined on the day of entry
**** Maintenance Compliance Charge relates to the fees for various statutory inspections
***** Estimated Legal Fees is a charge applied to your account by SP&B for creation of your Lease. You are required to engage and pay for your own solicitor - your solicitor's fees are not included in the above estimate
* The above figures are provided as a guide only and will be finalised as part of the commercial agreement.
** All figures quoted are exclusive of VAT
The above figures are provided as a guide only and will be finalised as part of the commercial agreement.
All figures quoted are exclusive of VAT
The above figures are provided as a guide only and will be finalised as part of the commercial agreement. All figures quoted are exclusive of VAT.
Estimated Working Capital is an estimate of key start-up costs such as professional fees, training fee, premises license fee, F&F valuation fee & till floats. There will be additional ongoing charges payable during the term of the agreement such as property maintenance, repairs fund, SmartDispense. These costs will be outlined prior to completing a business plan and finalised at Heads of Terms.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs should be included in your financial assumptions in your business plan. Note that on FRI and Investment Tenancy Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased. A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors. In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
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