The Red Lion

High Street, Gillingham, Dorset, SP8 4AA

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Hall & Woodhouse is investing £425,000 into a full refurbishment of the Red Lion creating an exciting new pub concept in the heart of Gillingham.

Situated in a prime High Street location, this historic town-centre pub is perfectly placed to attract locals, shoppers, commuters, and passers-by. The pub benefits from constant footfall, excellent visibility, and strong connections – just minutes from the train station, opposite the new Waitrose (with pedestrian access to the pub), and with a large on-site car park for 50 cars.

The refurbishment plans will transform The Red Lion into a true community hub, with:

• A complete overhaul of all guest-facing areas
• Relocated toilets to increase internal covers from 40 to 80
• A vibrant front restaurant area
• A lounge-style back space with additional covers and social gaming activities
• A refreshed garden and patio for year-round appeal

Gillingham is the fastest-growing town in North Dorset, with new housing developments driving a growing local population – particularly families looking for casual, welcoming dining experiences. With the right operator, The Red Lion could quickly establish itself as the go-to pub and restaurant in Gillingham.

The site also offers further opportunities:

• A large first-floor function room (currently unused) with huge potential
• Extensive private accommodation
• An adjoining cottage, available for sub-let or staff use

Are you the driven, entrepreneurial Business Partner with the vision to deliver a great food-led offer and maximise the untapped potential of this landmark site?

Key Features

Red Lion Highlights:

  • Fair Maintainable Trade* (FMT) Net Turnover: £900,000 (post refurb)
  • £425K full remodelling and refurb planned
  • Rent: 8.0% of turnover
  • Wet/Dry split: expected 60%/40% (post investment)
  • Historic site in a prime high street location
  • Spacious trading areas and patio garden
  • 80 inside covers, (post investment)
  • Large car park in a town centre site
  • Future opportunity to help develop an exciting new concept

Private Accommodation:

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

Pub Location - Gillingham

Gillingham is a thriving and fast-growing town in North Dorset, with a population of around 12,000 and plans that could add another 5,000 residents in the coming years through major housing developments. Its growth has been driven in part by excellent transport links – the town sits just four miles from the A303 and has its own railway station on the Exeter to London Waterloo main line, providing quick and convenient connections to the South West and London.

In recent years, Gillingham has attracted strong inward investment, with Waitrose, Asda, Lidl and Costa all opening in the town, alongside an ongoing High Street regeneration programme. The Red Lion itself sits in the heart of this activity, directly opposite Waitrose with pedestrian access from the car park, giving it excellent visibility and footfall throughout the day and evening.

The town is also positioning itself as a future regional hub, with discussions underway about Gillingham becoming the potential headquarters of a new ‘Heart of Wessex’ strategic authority. This, alongside its planned growth and strong community identity, makes Gillingham an emerging economic centre for North Dorset and beyond.

Set against the backdrop of the Blackmore Vale countryside, and with attractions such as the North Dorset Cycleway and Gillingham Carnival, the town appeals not only to locals but also to visitors, walkers, and weekenders. With its expanding population, improving infrastructure, and active community, Gillingham is the perfect place to establish The Red Lion as the town’s go-to pub and dining destination

Top Line Figures

  • Rent: 8% of net turnover, with a minimum base of £61,200
  • Minimum Initial Investment: £46,300 inc, VAT
  • Fair Maintainable Trade* (FMT) Turnover: £900,000 per annum net (post refurbishment)
  • Annual rent illustration based on post refurbishment FMT: £72,000
  • Estimated Operating Profit £74K (8.2%) pa based on FMT*

* Estimated figures for illustration only cannot be guaranteed

E&OE

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*** £15,000      N/A £15,000
F&F (Outright Purchase Option A) £90,000 £18,000 £108,000
F&F (Purchase Agreement Option B) £9,000 £18,000 £27,000
Total Option A £114,004 £18,296 £131,300
Total Option B £33,004 £18,296 £51,300

Additional Information

  • Estimated Wet/Dry Split: currently 100% wet – envisaged to be 60%/40% post investment
  • Business Rates**** Payable: £7,245 pa
  • Available From: Immediately
  • Closing Date: 31/10/2025

E&OE

Trade

Last 3 year Volume Beer & Cider - Barrels Wines - Litres Spirits - Litres Soft Drinks - Litres
Current Year* 243 Not known Not known Not known
Last Year* 275 Not known Not known Not known
2 Years Previous 303 Not known Not known Not known

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.

 

Meet the Pub's Business Development Partner.....

“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

 

 

 

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.