Pub Overview An extensive refurbishment will transform The Blue Bell Dalston into a quality pub for customers to enjoy. This is an excellent business opportunity in a great location, perfect for engaging with the local community. The area Located in the charming market village of Dalston, the Blue Bell sits on a picturesque, cobbled square, making it a standout spot near Carlisle. With a complete refurbishment planned for both the bar and lounge areas, the pub will offer a warm, traditional environment suited for daytime dining and a lively local bar scene in the evening. With 81 indoor and 86 outdoor covers, and an inviting rear garden, the Blue Bell is primed to attract both local villagers and passing trade. This traditional-style pub, with a selection of beers, real ales, quality wines, and premium pub food, is set to become a true village hub. It will appeal to older daytime diners and a broader audience in the evenings with entertainment options like pub games, quizzes, and live sports. An experienced, community [1] oriented licensee with a passion for food would be ideal to bring this vision to life and create a friendly, welcoming atmosphere for Dalston residents and visitors alike. The Blue Bell Dalston is available on our Investment agreement. Click here for more information on this agreement. We’re always open to new ideas, what would you do to drive trade? 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 the Blue Bell Dalston will have extensive experience in community led hospitality businesses. They will have a clear vision for their food & drinks menu, marketing strategy and entertainment offer and can create a memorable experience for their customers. If this sounds like the incredible pub opportunity you’ve been waiting for, apply today and tell us what you can bring to this pubs next chapter Features Investment Tenancy Refurbishment Planned Catering Kitchen Outdoor Trade Cask Ale Private Accommodation Trading Area & Facilities The Blue Bell Dalston will be undergoing a refurbishment which will cover the interior and the exterior of the pub. A full list of works and pub floor plan can be found in the ‘refurbishment details’ in the downloads. The pubs trading area and facilities post refurbishment will be: Main trading area with bar Separate dining room 81 internal covers 86 external covers Catering kitchen Rear garden Street Car parking 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 & Bars, 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). Private Accommodation The private accommodation consists two bedrooms, lounge, kitchen and bathroom. Where required appropriate works will be carried out in line with the Star Pubs & Bars Ready to Trade promise. Pub Financials Pub Financials Icon Estimated Total Ingoing Costs £40,337 Estimated Minimum Ingoing Costs £40,337 Annual Rent £27,348 Estimated Annual Turnover £439,629 Deposit £6,837 Estimated Fixtures & Fittings Value £25,000 Estimated Stock Valuation £5,000 Estimated Working Capital £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. 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. Downloads Demographics Report Download arrow Energy Performance Certificate Download arrow