The Porters Arms, Red Lion Street, Aylsham, Norfolk

MARKET TOWN MICRO-PUB

AYLSHAM, NORFOLK

The Porters Arms is an independent, dog-friendly micropub occupying a central position in the market town of Aylsham, Norfolk. Converted from a former telescope shop in December 2023, the business offers a regularly changing selection of real ales, craft beers and traditional ciders, complemented by wines, Norfolk-produced spirits, soft drinks, locally roasted coffee, tea and light bar snacks.

The pub serves a broad customer base comprising local residents, visitors to the town and drinks enthusiasts. Its established trading format, community focus and range of specialist drinks provide a sound platform for an incoming owner, while the existing premises, equipment and licensing hours offer several routes for further development.

BUSINESS:

The business currently trades from Wednesday to Saturday between 12.30pm and 10.30pm, and on Sunday from noon until 7.30pm. It is closed on Mondays and Tuesdays, with peak trade generally occurring between 4pm and 7pm. The operation is supported by two members of staff engaged on zero-hours contracts.

Management information supplied by the seller indicates an established revenue baseline and a strong gross profit margin. Sales during the first four months were approximately £3,000 per month above the subsequent baseline, reflecting the interest generated by the opening and a limited level of local competition at that time. Although this initial period should not be treated as representative of ongoing performance, it demonstrates the level of trade previously achieved within the existing format.

The current events programme consists of a monthly quiz and a fortnightly board games evening. Quiz nights have historically added approximately doubled evening sales. Based on this experience, the seller estimates that four additional events per month achieving a similar result could contribute £10,000 in annual revenue.

Previous Monday and Tuesday evening trials generated an average of approximately £200 per evening but were not viable when operated by employed staff. The seller estimates that reopening these sessions under an owner-operated model could produce around £10,000 in additional annual revenue, before taking account of any supporting events.

Daytime trade is presently centred on drinks and bar snacks, despite the availability of a kitchen capable of supporting a simple food operation. A previous food pop-up increased drinks sales by approximately £300 for the evening, even though the visiting provider retained the food revenue. On the seller’s assumptions, two food-led evenings per month could create additional annual sales of approximately £14,400. Earlier opening, a broader alcohol-free drinks selection and a simple daytime food menu provide further opportunities to make greater use of the premises.

Additional operational savings may be available through a review of card-processing and point-of-sale costs. There is also scope to develop retail and takeaway sales for local residents and seasonal visitors. The business is being offered as an asset and goodwill sale because the owner wishes to pursue other, unconnected business interests.

PREMISES:

The property extends to approximately 189 sq m and the supplied plans show accommodation arranged over cellar, ground, first and second-floor levels. The ground floor provides front and rear customer areas, together with the bar, kitchen and service facilities. Current seating comprises 14 places in the front bar and 20 in the rear bar, with additional standing space and a stated potential capacity of approximately 50–60 people.

The cellar contains the principal drinks-service infrastructure and storage areas. The asset schedule includes cellar cooling equipment, cask and keg cooling systems, gas lines and regulators, ale and keg line equipment, cask stillages and an ice machine. Bar assets include four handpulls, four keg taps, bottle and wine refrigeration, a glasswasher, card-payment equipment, a till, glassware and a five-camera CCTV system. Customer furniture, coffee and catering equipment, storage items and exterior signage are also listed.

Two presently unused first-floor rooms and an unconverted toilet provide scope for private functions, organised events or additional customer seating. Part of the basement may also offer potential for a games area or further seating. The first or second floor could potentially be converted into a flat, subject to the landlord’s agreement; no residential accommodation is currently provided.

The premises are held leasehold at a stated rent of £15,048. The existing lease expires in August 2028, with the landlord willing to extend it to August 2030. There is also a stated option to purchase the freehold in 2030, although the future freehold value has not been established. Business rates payable are currently zero. The property has an EPC rating of D, valid until 24 September 2033.

The premises licence authorises the indoor supply of alcohol from 10am until 11.30pm daily, providing scope to extend the current trading schedule. Non-standard hours permit trading until 1am on Christmas Eve and New Year’s Eve.

KEY INFORMATION:

AGENTS NOTE: This is a business for sale as a going concern, not an empty premises for sale or let.

CONFIDENTIAL INFORMATION: In order to release further information on the business – such as the accounts, we require you to complete a short online non-disclosure form. Please contact our office and we will provide full instructions and assist where required.

REFERENCE NUMBER: V35971E.

OPENING HOURS: Monday and Tuesday, Closed. Wednesday to Saturday, 12:30pm to 10:30pm. Sunday, 12:00pm to 7:30pm.

TENURE: Leasehold.

The existing lease will transfer to purchaser as part of the sale. The purchaser will be responsible for the landlords costs and fees in connection with the assignment of the lease.

RENT PAYABLE: £15,048 per annum.

RATES PAYABLE: Nil. We are advised that the business benefits from Small Business Rate Relief.

This information has been provided to us by the vendor and any interested party is advised to enquire of the local authority to check the position with regards to business rates that will apply to a new owner.

STAFF: 2 staff on zero hour contracts. Correct at the time of listing.

EPC: The Energy Performance Certificate shows a rating of ‘D/88’, full document available on request.

PRICE: £79,950 PLUS STOCK AT VALUATION.

Comprising the leasehold interest, business goodwill, fixtures, fittings, and equipment. Stock to be purchased separately at valuation upon completion. Business offered for sale as a going concern and not as a vacant premises.

VIEWING: Viewing is strictly by appointment only. Please contact us at your earliest convenience to schedule a time that suits you.

FINANCE: If you require assistance with business financing or commercial mortgages (subject to eligibility), we may be able to help. Let us know if you would like our support, and we will gladly put you in touch with our recommended whole-of-market broker.

BUSINESS TO SELL: Thinking of selling your business? That’s our specialty. If you’re curious about its value, we offer a free, confidential valuation service. Simply pick the day and time that work best for you, and we will provide an honest, professional assessment. Feel free to get in touch with our office at your convenience to book an appointment.

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DISCLAIMER:

1. MONEY LAUNDERING REGULATIONS: Prospective buyers will be required to provide identification documentation and proof of funding during the purchasing process. Cooperation is appreciated to ensure the sale proceeds without unnecessary delays.

2. PARTICULARS: While we strive to ensure all information is accurate and reliable, it serves as a general guide only. Should any particular details be of special importance, please contact us so we can verify the information before you travel to view.

3. MEASUREMENTS: Provided room sizes are approximate and intended solely for general guidance. Prospective buyers are advised to independently verify all measurements to ensure accuracy.

4. SERVICES: Please note we have not tested the services or any of the equipment or appliances.