The Queens Arms sits in the affluent village of Warwick On Eden, just off the A69 on the outskirts of Carlisle. After a 3 year closure period the pub underwent a 250k refurbishment in 2013, with a further 250k investment in November 2016. The pub is a traditional coaching inn which is decorated to a superior standard throughout. It offers 5 en-suite tastefully decorated letting bedrooms with high occupancy rates. The restaurant has 55-60 covers and has a fantastic reputation as one of the best food destinations in and around the Carlisle area that offers a premium locally sourced menu. The investment in 2016 added a garden room extension onto the side of the property which increased the trading area by 60 covers, and gave a space perfect for private dining and functions. The extension project included features such as a real fire and bi-folding doors leading out to the patio and garden areas. The extension has its own bar servery which has been specially designed to be disguised as a functional piece of furniture when not in use. The project also included a new kitchen extension, new beer cellar and new toilets.
The bar area is tasteful and cosy, it is used by regular customers and tourists alike. Community activities make the pub an integral part of the village as well as a profitable business.
The pub has a large car park and at the rear of the garden there is a council owned children’s play park which benefits trade, there are plans to extend the park and add a boules area which will further benefit the pub.
The living accommodation consists of 2 bedrooms, lounge and bathroom.
Warwick on Eden is an affluent area that people aspire to live in. The village sits just off the main A69 that runs all of the way between Carlisle and Newcastle, so gets a lot of passing trade. The pub is close to the M6 and attracts many tourists who are in the area visiting attractions such as Hadrian’s Wall, Carlisle castle and the various museums and points of interest in and around the area.
The pub and restaurant are reputable within the local area for quality cask ales and a premium food offer. There is a demographic of approximately 1340 adults in a 1 mile radius of the pub, and approximately 15,000 adults within a 3 mile radius. There is further opportunity to increase current levels of turnover with focus on this premium multi income business.
Guide Rent (exc. VAT))£32,747 with concessions
Last 12 Months Trading Volumes)115 (beer & cider 36 gallon barrels) high volume wine and soft drinks sales
Type of Agreement)5 year agreement
Fixtures and Fittings Estimate)Estimated at £50,000 (loan available)
Stock & Glassware Estimate)£3000
Valuation Fees Estimate)£500
TULIP Induction Course)£399 / £150 introduction day for experienced operators
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