Run a Star Pub - Scotland Inn Birstall - Batley

A refurbishment planned in the region of £125,000 will transform the Scotland into a refreshed premium local and traditional drinks-led community pub serving Birstall and the surrounding area.

The Scotland sits on the edge of Birstall, close to the walking trails at Oakwell Hall and Country Park, which hosts regular outdoor events including parkruns. There are 9,618 adults within a 20-minute walk of the pub. With three competitors in the wider area, including two in the centre of Birstall and one requiring a drive, the Scotland is one of only a handful of pubs serving this catchment. The pub has been closed, and the refurbishment will help re-engage local residents, attract more walk-ins and destination visits, and create a distinctive alternative to the managed pubs nearby.

The refurbishment of the Scotland will cover both the interior and exterior of the pub building. The pub's trading area and facilities post refurbishment will be:

• Main trading area with bar
• Snug area
• Separate games and sports zone
• 65 internal covers
• Around 100 external covers with further potential
• HEINEKEN SmartDispense
• Large pub garden
• Parking for around four cars

Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process. Where a significant investment is made in a pub by Star Pubs, an "Investment Exemption" will be required. The exemption means that the option of a Market Rent Option lease won't be available at rent review for a period of up to seven years for this site, as per The Pub Code (2016).

The private accommodation consists of two bedrooms, kitchen, bathroom, and lounge.

With our 5 Star Promise, the rent at the start of your agreement is fixed until the end of its initial term. Indicative entry costs £26,783. Annual Estimated Annual Turnover £422,519. Annual Rent £29,132. Entry Costs Deposit £7,283. Estimated Fixtures & Fittings Value £12,000. Stock Valuation £4,000. Working Capital Required £3,500.

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.

The planned investment of approximately £125,000 will cover both the interior and exterior of the pub. The building will receive a comprehensive refresh, including new external signage, upgraded décor and improvements to the private accommodation, ready to support a renewed community-led offer.

The Scotland will stand out as a proper traditional, drinks-led local rather than a generic managed offer. Its very large garden, with space for around 100 customers and further trading potential, will give the operator a major point of difference. A strong rhythm of the week, community events and creative use of the garden will be essential to rebuilding regular trade.

This investment will bring a closed pub back into use, improve its visibility and create a distinctive community venue for local residents and visitors to the nearby country park. By combining a refreshed building with a strong drinks offer and extensive outdoor space, the pub is expected to regain local custom and attract new destination visits. Annual turnover is projected to increase from approximately £291,000 to £422,000.