The Red Lion High Street, Gillingham, Dorset, SP8

The Red Lion is a historic pub and for many years was the largest and most important licensed house in the Dorset town of Gillingham. It occupies a large site that comprises a main drinking and sports bar at the front of the pub, with a toilet block and cellar in the middle, and a very large games and pool bar to the rear.

There is a good sized enclosed garden and patio and a large car park to the rear that currently has a coin operated barrier for entry and exit. On the first floor, as well as extensive private accommodation, there is an impressive function room area that is currently disused and is available for development in the future.

We are keen to make a major investment on this site to reposition the pub. There is also an adjoining cottage to the pub which is available for sub let or staff accommodation.

Gillingham is a busy and growing town in North Dorset. It has been the subject of much housing development in the last 10 years and one of the key reasons behind this is the main line railway station on the Exeter to London Waterloo line.

In recent years Waitrose, Asda, Lidl and Costa have all moved into the town and there is currently much activity underway with regard to the regeneration of the town's High Street. In the middle of the High Street, sits the Red Lion and there is a bridge link leading off the pub's car park to the back of Waitrose.

The pub is ideally situated to make the best return from a potential investment and can only go from strength to strength as the town continues to grow and develop.

Top Line Figures
Rent: 9% of turnover, with a minimum base rent of £61,200
Minimum Initial Investment: £41,000 plus, VAT
Fair Maintainable Trade* (FMT) Turnover: £650,000 per annum net
Annual rent illustration based on FMT: £58,500

Full Investment Breakdown**
Fixtures & Fittings: Projected £85,000 (Inventory is an estimate net of VAT. Loan facilities are available for the purchase of fixtures and fittings).

Illustration of Year 1 Ingoings (excludes rent) Net VAT Inc VAT
Deposit £ 7,500 N/A £ 7,500
Training Fee £ 1,000 £ 200 £ 1,200
Change of DPS £ 254 £ 46 £ 300
Digital Asset Fee £ 250 £ 50 £ 300
Working Capital*** £10,000 N/A £10,000
F&F (Outright Purchase Option A) £85,000 £17,000 £102,000
F&F (Purchase Agreement Option B) £21,250 £17,000 £38,250
Total Option A £104,004 £17,296 £121,300
Total Option B £40,254 £17,296 £57,550

Additional Information
Estimated Wet/Dry Split: currently 100% wet - envisaged to be 60%/40% post investment
Business Rates**** Payable: £7,245 pa
Available From: Summer 2025
Closing Date: 31/08/2025

E&OE

The domestic accommodation comprises of 4 bedrooms, a kitchen, a living room, bathroom and separate WC, and an office.

Trade

Historically, the Red Lion has been a very successful wet-led pub, mainly focussed on evening and night-time trade.  Live sport has been a key element of the business, and the back room is well used for pool and has a large drop down TV. Machine income is also significant in this business.

The night-time drinking market is highly competitive, and we believe there is an opportunity to re-position the Red Lion's business to benefit from an all-day trading offer, with more food, and a variety of entertainment in the evenings. It is our intention to carry out a significant refurbishment to enhance the pub and enable this re-positioning.  Our investment includes improving the outside terrace, which is a real USP for the pub, and providing the infrastructure to support an experiential gaming offer. Both of these elements will help to drive day-time footfall and increase dwell time.

"This is a fantastic opportunity for an enthusiastic, experienced business operator looking for a chance to reinvigorate this popular high street pub. With a significant investment scheme, we are looking for a partner that will take the lead on building an exciting new concept with a focus on experiential hospitality."

Izzy Hersom

Business Development Partner, South West Region

Misrepresentation
*Fair Maintainable Trade (FMT):

FMT is the level of turnover and profit that we believe that the business is capable of delivering if being operated competently. The FMT is usually calculated by the Business Development Partner for the pub to rent, who will produce a shadow profit and loss account for the business which supports the rent. A copy of the shadow profit and loss account will be provided during the recruitment process.

Code of Practice:

Please see our Code of Practice for more information on FMT and rent. The Fair Maintainable Trade is not a guarantee of levels of trade or profit that will be made from the business - we strongly recommend you seek appropriate independent legal and business advice as part of your Business Plan.

**The Full Investment Breakdown:

The Full Investment Breakdown for each public house is higher than the minimum investment we will accept. This is because potential Business Partners with the minimum investment available can still be accepted as we are able to offer them financial support for the rest of the monies.

***Working Capital:

The working capital incorporates the purchase of stock, glassware, loose catering effects and valuer fees - please note the number quoted on this website are based on estimates. The exact costs will be determined on the day you take on the public house by independent valuers and stock takers. Please see our Code of Practice for more information about investment.

****Business Rates Payable:

This figure reflects the current multipliers for 2025/2026 and the 40% hospitality relief, effective until 31/03/2026.