Foresters Arms, Bedford

About the Property


Off town centre location attracting passing trade from the commuters from London and the surrounding residents. Great opportunity to expand both the real ale portfolio and events offering. The pub has teams that support the pub games.


The property is brick built and is one of the first pubs Charles Wells purchased. There are three distinct trading areas being the games room pool table and darts, lounge bar and enclose patio area.
A central servery with two bar operation offering a traditional game bar and the other a more formally appointed lounge bar and underground cellar. The Foresters also has the additional advantage of the patio area /courtyard garden to the side of the pub.
The centrally located bar with two distinct trading areas an underground cellar, with a safe enclosed beer garden, barns and parking for two cars.
A good sized private accommodation with 2 bedrooms, kitchen, bathrooms, living room and an office.


There is a great opportunity to expand the real ale portfolio offering more choice, along with revisiting the sports offer that has helped drive the footfall particularly in the evenings.
The pub would benefit from a detailed weekly schedule of activity to drive income and well thought out marketing plan to bring this to life.
Current turnover is estimated at £130,000 per annum net of VAT. From previous experience, based on the style of operation and location, we would anticipate that the Foresters Arms has the potential to reach a turnover of £216,667 net, which supports a FMT rent of £15,000.
Please note that these are estimated figures which are for guidance purposes only.


Suitable applicants must have the flair and drive to develop the right offer in a competitive area. Applicants must be committed to providing fantastic hospitality and fully focussed on the customer experience. Strong commercial and financial skills are desired as is experience working in a neighbourhood pub. To help future development of the site.


A three year contracted out (COT) with a full tie to buy all drinks products (beers, wine, stouts and minerals) from Charles Wells Ltd.


There is a current premises licence in place for alcohol and regulated entertainment, with licensable hours being Monday to Thursday 10am to midnight, Friday to Saturday 10am to 1am, Sunday 10am to midnight. A copy of the licence will be made available for applicants to view.


Information about current business rates can be found at We always encourage our licensees to challenge rates by using Gerald Eve, our nominated specialist.


We estimate the Investment required for this pub would be as follows:

Security Deposit in the region of
(paid in advance to Charles Wells Ltd) held to cover credit and rental charges. Returnable at the end of the agreement.


Fixtures and Fittings estimated valuation (paid to the outgoing licensee via the valuer at least 7 days in advance) to purchase e.g. carpets, curtains, tables and chairs, kitchen equipment. The successful applicant must reply upon the valuation provided by their appointed licensed trade valuer in relation to the actual sum to be paid.


Stock and Glassware in the region of
(paid to the outgoing licensee on the day of changeover) to cover the value of opening stock.


Valuers Fees in the region of
(paid to valuer) for valuing fixtures and fittings.


Training Course Fees per person
(payable to Charles Wells Ltd) 5 day CRISP induction course mandatory for all licensees – NB £800 for two people.


Administration Fee in the region of
(payable to Charles Wells Ltd in advance) to cover e.g. premises license changes, solicitors fees and agreement.


Advance Rent in the region of (usually 1 month) 


Minimum Working Capital Required 


Please note that these are estimated figures, given as a guide only, includes fixtures and fittings.



Rent in the region of
(payable monthly in advance)

£15,000 pa

Service Charge in the region of
Payable monthly, to include: Cellar cooling service, Buildings insurance, Fire Compliance, Boiler maintenance (tenancies only). NICEIC Electrical Test (tenancies only)

£1,820 pa

Accountancy Services in the region of
fees for nominated accountant

£2,600 pa

Stocktaking Services in the region of
We recommend all licensees should have six professional stocktakes per annum

£1,560 pa

Please note that these are estimated figures, given as a guide only.
Goods and services may be subject to VAT.


If you’re planning to run a pub you’ll need a Personal Licence. If you don’t already have one, you should start making enquiries to take the one day course and exam to get the Award for Personal Licence Holders (APLH). For information on getting a Personal Licence and training courses available, please look at or phone us for the relevant details


You will also need to complete the online BII Pre-Entry Awareness Training (PEAT) course, which has been introduced to help prepare new licensees for taking on their own pub. Applicants will be asked to provide evidence that they have completed the course before they can be offered a pub. Details can be found online on the BII website at


To make an application for this business opportunity, please complete an application form and return it to us as quickly as possible. You can apply online, by post or by calling Philippa Stanbrdige on 01234 244423 or via email at Please fill in as fully as possible and give us a call if you’ve any queries.


When we’ve had a chance to consider your application, you may be invited to attend an initial interview. This will give you and Charles Wells the chance to learn more about each other. You will also have the opportunity to ask any questions you have.


If your initial interview is successful, we’ll ask you to prepare a business plan for the pub for presentation at a 2nd interview. You’ll need to include your ideas for developing the pub’s potential and must also include the source of funding for purchasing the business and any developments that may be needed.


If your application is successful, an offer will be made and confirmed in writing. This will include the legal position or ‘Heads of Terms’ of the appropriate agreement. You’ll be expected to attend our five day retailer induction course (CRISP). This will help prepare you for your new business venture and you’ll meet a number of key Charles Wells staff. If this is your first tenanted or leased pub, we also offer the chance to spend time with one of our experienced retailers in their pub.


Charles Wells provides a high level of business support, some of which will be provided through the Monthly Service Charge.
• AWP Consultancy
• Short term loans for business purposes
• Technical Services
• Accountancy support / stocktaking
• Payroll support
• Training courses
• Wine List Planning
• Licensing
• Facilities and Compliance review
• Central point of contact through customer helpdesk


Charles Wells Ltd gives notice that the contents of these particulars are believed to be correct but are given without responsibility and intending purchasers or lessees should satisfy themselves by inspection or otherwise to their correctness. These particulars do not form any part of any offer or contract and no person in the employment of the company has any authority to make or give representation of warranty to this property.

Other Details

Business Brochure (Click Me!!!) 

EPC Certificate (Click Me!!!)

Demographic (Click Me!!!)

Location / Area

From the north of Bedford enter on the A6 and turn right on the second roundabout off Clapham Road into Union Street. The pub is situated 800 yards on your left hand side.
The Foresters Arms is located in a prominent position off the town centre area with a tremendous amount of footfall. Within the town there is a multitude of shops, pharmacies, doctors, dentists and good schooling.


  • Enclosed Garden
  • Space For Traditional Pub Games
Rent Price£15,000.00 Per Annum
FloorplansDownload Floorplans
Contact Details
NameColin Spilling
Phone1234 244423
Mobile07802 499840