Brache Beefeater, Osbourne Road, Luton, LU1 3HJ

The Brache is a substantial purpose-built Beefeater pub restaurant arranged over two floors and operated in conjunction with the neighbouring Premier Inn. The property has been designed to accommodate high-volume food and beverage trade and benefits from a strong roadside presence, excellent accessibility and extensive customer parking shared with the hotel.

The business offers a well-balanced mix of bar, dining and outdoor trading areas, providing flexibility to cater for a broad customer base including local residents, business travellers, airport users, hotel guests and destination diners.

The Brache occupies a highly prominent position on Osborne Road, approximately one mile from London Luton Airport and within easy reach of Luton town centre, Junction 10 of the M1 motorway and Luton Airport Parkway railway station. The property adjoins a 173-bedroom Premier Inn hotel, providing a valuable source of resident trade throughout the year.

The area is undergoing significant investment and regeneration, including the ongoing expansion of London Luton Airport and the development of Luton Town Football Club's proposed 25,000-capacity Power Court stadium, both of which are expected to increase visitor numbers and economic activity in the locality.

The ground floor incorporates an attractive lounge bar with seating for approximately 100 customers together with a substantial restaurant offering around 250 covers arranged across two floors. The layout provides a variety of dining environments capable of accommodating both casual day-to-day trade and larger group bookings.

A particular feature of the property is the open commercial kitchen positioned adjacent to the restaurant, creating an engaging customer experience whilst allowing for efficient service. Supporting the trading areas is an extensive back-of-house operation comprising a large food preparation area, dedicated wash-up facilities, walk-in cold storage, staff welfare facilities, office accommodation and ample ancillary storage. The overall configuration is well suited to high-volume food-led trade.

The trade fixtures and fittings are included in the purchase price. Certain items bearing corporate identity, brand name, third-party owned or on the excluded list (see “Terms of Disposal” document) may be removed from the property prior to, or shortly after, completion.

T&C’s Link
Click Here for Terms and Conditions

Boundary Plans
• Restaurant Only Disposal - the plans edged in red are a guide to Whitbread’s property’s ownership, the boundary edged in blue is the demise that will transfer as part of the Freehold, Long Leasehold or shorter leasehold transactions.
• Whole Site Disposal – the plans edged in red are a guide to the property’s boundary only. Please seek your own legal advice in respect to the ownership plan.
• Stacked Sites – where the restaurant sits directly below the hotel, the access from the Hotel reception will be closed off, with access directed through the main restaurant entrance.

Service Charge (excluding Whole Sites) The buyer will be expected to pay a service charge, to cover common areas and grounds maintenance and repairs on a proportional basis.

VAT - will be calculated if the property has living accommodation at 90% or 100% if not and will be added to the purchase price. If the transaction is deemed to be a Transfer of a Going Concern (TOGC), VAT will not be payable.

Externally, the property benefits from extensive shared customer parking with the adjoining Premier Inn, providing ample parking for both diners and hotel guests. In addition, there is a substantial outside trading area with seating for approximately 100 customers, offering an attractive space for al fresco dining and drinking during the warmer months.

Located within the property are two self-contained one-bedroom bedsits, currently utilised as staff accommodation. The accommodation provides useful on-site living space for employees or management personnel and offers additional operational flexibility for an incoming operator.

The Brache presents a rare opportunity to acquire a large-format restaurant and pub operation in one of the South East's most strategically positioned commercial locations.

The combination of a substantial existing customer base, direct linkage to the adjoining Premier Inn, proximity to London Luton Airport and the significant investment taking place across the town creates strong foundations for future growth. The scale of the trading accommodation also lends itself to a variety of operating styles, including branded restaurant concepts, premium food-led pub operations, family dining, sports-led hospitality or hybrid leisure and food offerings.

Given the anticipated increase in passenger volumes at the airport and continuing regeneration initiatives across Luton, the property is well positioned to benefit from enhanced footfall and spending power in the years ahead

The sale is subject to TUPE - Transfer of Undertaking (Protection of Employment), all staff will transfer with the business on completion. Anonymised schedules will be available in the data room for review by qualified parties only.

Trading information is available exclusively to qualified buyers via a secure data room. Access is subject to the execution of a signed Non-Disclosure Agreement (NDA). For further details, please contact the appointed agent.

Long leasehold is to be sold as a trading going concern (TOGC). The property is held under a lease granted by Vauxhall Motors Limited to Whitbread Plc for a term of 99 years from 24th August 1999 at a peppercorn rent. Approximately 73 years remain unexpired.

The property benefits from a Premises Licence. Any prospective purchaser will be required to hold a Personal Licence and to apply, at their own expense, for the transfer of the Premises Licence (subject to approval by the licensing authority).