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Waggon and Horses

MANCHESTER ROAD, EATON, Congleton, Cheshire, CW12 2JD

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Accommodation
Beer Garden
Disabled Access / Facilities
Dogs Welcome
Entertainment
Family Friendly
Food
Function Room
Great Cask Ales
Historic Interest
Parking
Walks
Wi-Fi

Area Overview

Set in the Cheshire countryside, on Manchester Road, it has several Wedding Barns in proximity and is located 2.4 miles from Congleton Museum and 5.7 miles from the live music events at Gawsworth Hall. It is a great place to escape to - in the countryside yet with all the convenience of being close to the shops and amenities offered by the town of Congleton.

Private Accommodation

There are two double bedrooms and one single bedroom currently being used as an office housing all the communications equipment. There is a large lounge with a log effect fire, fully fitted kitchen that despite being fitted a few years ago is relatively unused.  The bathroom consist of a sink and a bath with a shower over and a separate toilet.

 
Property Address

Waggon and Horses MANCHESTER ROAD
EATON
Congleton
Cheshire
CW12 2JD

Website

Waggon & Horses

Pub location on map

Overview

Set in the Cheshire countryside, on Manchester Road, this pub has several Wedding Barns in proximity and is located 2.4 miles from Congleton Museum and 5.7 miles from the live music events at Gawsworth Hall. It is a great place to escape to - in the countryside yet with all the convenience of being close to the shops and amenities offered by the town of Congleton.

Trading Accommodation

The Waggon and Horses has a roomy bar area with a feature log effect fire and seating for 25. Behind the bar is a back room that can be set out for meetings or private dining and can seat 16 people. The restaurant has up to 45 covers and is ideal for large parties that want to sit together, the large bay windows provide lots of natural light. Adjacent to the pub is the cottage, a beautifully converted 18th century barn that houses six well-appointed executive en-suite bedrooms, each with direct dial telephone, colour television, Free Wi-fi, hairdryer, and tea and coffee-making facilities. To the rear of the pub is the caravan park, offering five well-maintained grassy pitches with mains hook-up, water, chemical toilet disposal point and refuse bins. The area is very well kept and planted with a delightful selection of shrubs and flowers, making it more like a private garden. It is screened and sheltered by mature trees at the back and looks out over the pub garden to one side, and open countryside to the other side and to the rear. For the summer there is a large garden overlooking open countryside, with an outdoor eating area complete with a BBQ and Hog Roast for hosting outdoor events. A well-equipped children's play area allows parents to enjoy the good weather in peace! There is ample car parking, and the front entrance is equipped with a ramp to allow wheelchair access.

Financials

Rent: £28,000 per annum
Potential FMT turnover: £374,705
  • Accommodation
    £71,175
  • Beverages
    £147,530
  • Food
    £156,000

Barrelage

A barrel is a unit of measurement adopted by the pub and brewing industry. A barrel is 36 gallons or 288 pints. This excludes wines, minerals and spirits.

FMT Barrelage 101
Current MAT Barrelage 75
Last Year's MAT Barrelage 81
2 Years Ago MAT Barrelage 79
3 Years Ago MAT Barrelage 81

Discounts excl VAT

This rent assessment includes a discount of £75 per barrel on Robinsons beers and up to £60 on other beers and ciders.

Level Of Investment

This is a one-off payment made at the start of the vacancy agreement. All figures are estimates and exclude VAT.

4 Week's Rent £2,154
Trading Deposit £10,000
Professional Fees £3,000
Stock & Glassware £6,000
Sub Total £21,154
Fixtures & Fittings N/A

Disclaimer

FMT barrelage: Please note that this assessment is based on the "fair maintainable trade" that can be achieved by a "reasonably efficient operator" and is not therefore a guarantee of volume or consequential sales or profit.

Similarly Historic performance, whilst a significant factor to consider, is not a guarantee of future performance of a pub and you should bear this in mind in your assessment of trading potential.

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Contact Details
Enquiry
We'd love to hear from you! Whether you're new to the industry and looking for some guidance/information, or you're a cask ale connoisseur, we're sure to have a pub that's just right for you. Please use our enquiry form and we'll get back to you as soon as possible. Alternatively, call us on 0161 612 4112.