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Well Established And Presented Pub In West Lothian For Sale

Broxburn, West Lothian
Asking Price:
Sales Revenue:
Cash Flow:
£50K - £100K

The Badgers Brook,18-22 Main Street, Broxburn, West Lothian, EH52 5AE

• Well established & presented freehold public house
• First time on the market in 28 years
• Public bar and lounge bar/function area upstairs
• Prominent Main Street location close to all amenities
• Offers potential to utilise or develop upstairs further
• Ideal opportunity for first time buyer or multiple operator

Having been in the same family for almost 30 years, the sale of the Badgers brook offers an excellent business proposition for either a first time buyer looking to get into the trade and hit the ground running, or as an addition to an already established multiple operators portfolio. Over the years and due to its location the business has established itself as one of the best pubs in the town and although run very much to suit our client’s requirements, it still offers a new owner scope to take trade levels further. Supported well by the “locals” trading levels have been steady over the last few years producing adjusted profits in the region of 20%. Predominately a single bar operation the barrelage is understood to be in the region of 200 per annum.
It is due to retirement from the trade that the business has been placed on the market. The main trading area on the ground floor is presented in walk in condition allowing any new purchaser to trade straight away within a bustling town centre location.

Property information




The Badgers Brook has a prominent Main Street location within the West Lothian town of Broxburn, which is within 12 miles west of Edinburgh and 35 miles from Glasgow via M8.
This pleasing town offers excellent commuting links with Edinburgh, Glasgow, Livingston, Linlithgow, Bathgate and Airdrie, with the nearest railway station at Uphall only 1.6 miles via A899.
Broxburn has ample amenities with a varying selection of both national and local retailers located well along the Main Street, as well as primary and secondary education, with Broxburn Academy regarded as one of the top state academies in Scotland.

Premises Details:

The property occupies the ground and first floor of a terraced property on Broxburn Main Street within walking distance of all local amenities. Presented well both internally and externally the property is easily recognisable due to its pleasing façade which has an upper stone finish, all under a tiled pitched roof. Although there is a small bar servery on the first floor it is predominately a single bar operation. The property also has a cellar/beer store and spirit store within the lower ground floor.


Public Bar – This atmospheric and very well presented “locals” bar has been fitted to a fairly traditional design, with tiled flooring and wood panelling throughout. The bars main feature is the large central bar servery incorporating a well-stocked gantry and a hatch leading to the lower ground floor level which incorporates the cellar/beer store and spirit store. There are two separate accesses directly from Main Street, one leading into a vestibule with a staircase to the lounge bar/function area and the other directly into the public bar. Further benefits include flat screen televisions on the wall, juke box and gaming machines. Gents toilets are located to the rear. The capacity for this floor is 50.

Lounge Bar/Function area – located on the first floor this room has a capacity for 40, but is very much underutilised. Again of a fairly traditional standard this room is very rarely used and offers potential to be developed further. Previously this area was used as owner’s accommodation and it is thought that it could be converted back into a well-proportioned owners/managers accommodation (subject to the relevant planning) as it could be made completely separate from the pub and have its own access onto Main Street. Further thoughts were to introduce a basic pub food offering, by putting in a small kitchen area, however this area of growth would need to be explored further with planning and licensing, but could work well with the public bar below. The room has a small bar servery in one corner and ladies and gents toilets.


Gents toilet (ground floor)
Ladies and gents toilet (first floor)
Cellar/beer store and spirit store and storage (lower ground floor)
Storage cupboard

Energy Performance Rating:

Business Operation

Reasons for selling:

Retirement from the trade.

Years established:
Been in the same family ownership for 28 years.

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