​This agreement gives you the opportunity to benefit from a capital refurbishment, at the onset of your agreement, made by us, in consultation with yourself and being able to assign the lease after two years.Key features include:<ul><li>A fixed 10 year lease agreement</li><li>Substantial investment funded by Stonegate at the outset of the lease to support you in growing the pub’s trading potential</li><li>Fully assignable after two years</li><li>Flexibility of drinks tie to suit your business, with the ability to utilise tie release fee’s from a fully tied basis</li><li>Flexible credit terms, weekly billing and the ability to spread costs such as Buildings Insurance</li><li>Open Market rent review at year 5 with the ability for rent to be rebased either upwards or downwards in line with the market.</li></ul>

Partnership Investment Lease

Key features include:​<ul><li>A flexible term of up to 5-years with the inclusion of notice provisions throughout</li><li>Flexibility of drinks tie to suit your business, with the ability to utilise tie release fee’s from a fully tied basis</li><li>Peace of mind with Property Repairs with Stonegate looking after all structural repairs (and you keep the rest up to scratch)</li><li>Low cost ingoing’s with deposit requirements from as little as £2,000</li><li>Flexible credit terms, weekly billing and the ability to spread costs such as Buildings Insurance</li><li>Access to a suite of dedicated training solutions developed with the insight of operating our successful managed house estate in order to support you in running your own business.</li></ul>

Retail Partnership Tenancy

This agreement gives you the opportunity to secure a ten year lease with potential to earn an incentive payment at the end of 10 years and&nbsp;assign the lease after two years.Key features include:<ul><li>A fixed 10 year lease agreement</li><li>The opportunity for substantial end of term incentive bonus which can be transferred&nbsp;upon assignment</li><li>Fully assignable after two years</li><li>Flexibility of drinks tie to suit your business, with the ability to utilise tie release fee’s from a fully tied basis</li><li>Flexible credit terms, weekly billing and the ability to spread costs such as Buildings Insurance</li><li>Freedom of choice between an Open Market or Annual Indexation Review for your year 5 rent</li></ul>

Partnership Incentive Lease​

<h3>Key Features Include:</h3><ul><li>A fixed term of 5 years without any landlord break option</li><li>A capped Turnover Rent: Turnover Rent only applies to turnover achieved up to our assessed FMT level - anything over does not attract a turnover rent amount.</li><li>Greater flexibility with the tie - we have tie release options across wines, FABs, spirits and minerals in return for a tie fee release. This also provides business certainty regarding the costs involved in the event of full tie release</li><li>Freedom to choose to take advantage of the machines opportunity (if you want to) and retain a share of potential income. </li><li>Peace of mind with property repairs - Stonegate looks after all structural repairs, you just keep the rest up to scratch</li><li>Low-cost-in-goings, with 3 month's deposit required, subject to the minimum £2000 requirement</li><li>Flexible credit terms, weekly billing and the ability to spread costs such as buildings insurance</li><li>Access to a suite of dedicated training solutions (developed with insight from our successful managed house estate) to support you in running your own business</li></ul>

Turnover Tenancy Agreement (TTA)

Our self-employed agreement helping pub lovers to access low-risk, high-reward potential opportunities to run pubs they love. Pubs on this agreement are community-locals often with an emphasis on sport, entertainment, and community work. These agreements are perfect for aspiring publicans who want to run their own business, within a supportive partnership with the UKs largest pub company by their side. This model is best suited to someone who wants to bring their personal flair to a predetermined business model while being incentivised and challenged to continuously grow their business.-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Uncapped operator earning potential. Our agreements offer 4 distinct streams of available income outlined below-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Industry leading profit share scheme, offering 10% of all year-on-year profit growth (uncapped)-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Quarterly machine profit share &amp; sales incentive payments-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; A percentage of weekly net turnover to pay yourself and your staff-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Low risk agreement with ingoing costs of only a £2000 deposit-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Open ended agreements with no fixed end date-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; Notice period of 12 weeks granting you greater peace of mind and the ability to plan for the future-&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; On-site accommodation provided

Craft Union (Operator Led)

<ul><li>Option at selected sites to negotiate a lease that's free of tie for 10 or 20 years</li><li>Fully protected under Landlord and Tenant Act 1954, with the right to renew</li><li>You have full responsibility for repairs</li><li>Rent is subject to annual indexation to RPI</li></ul>

Commercial Lease (Free of Tie)

<h3>Key Features include:</h3><ul><li>A fixed term of 5 years without any landlord break option</li><li>Greater flexibility with the tie – we have tie release options across wines, FABs, spirits and minerals in return for a tie fee release. This also provides business certainty regarding the costs involved in the event of full tie release</li><li>The freedom to operate machines (if you want to) and retain all of the income</li><li>Peace of mind with property repairs – Stonegate looks after all structural repairs, you just keep the rest up to scratch</li><li>Low-cost in-goings, with deposit requirements from as little as £2,000</li><li>Flexible credit terms, weekly billing and the ability to spread costs such as buildings insurance</li><li>Access to a suite of dedicated training solutions (developed with insight from our successful managed house estate) to support you in running your own business</li></ul>

Fixed Term Tenancy (FTT)

With a Beacon Retail&nbsp;Partnership Agreement, you will have the freedom to run your own pub business. We will provide extensive support to help you maximise the success of your new pub business. Your pub, with our support, a winning combination. Key features include:​<ul><li>An agreement which gives you the freedom to run your own pub business</li><li>Providing extensive support&nbsp;to help you maximise your business​</li><li>Being able to sell category leading brands at prices to suit your local community</li><li>Promotions and marketing support for key occasions</li><li>A try before you buy agreement of initially just one year in term&nbsp;</li><li>EPOS tills to help you control your business</li></ul>

Beacon Retail Partnership Tenancy

Instead of a fixed monthly rent, you'll pay a base rent (guide rent demonstrated above) plus a percentage of your net turnover (the percentage is demonstrated below).

Turnover Rent (%)

The Full Tie Release Fee is assessed on the basis of a Market Fair Maintainable Trade profits calculation. This firstly takes account of the estimated uplift in gross profit derived from you moving from purchasing tied drinks from our price list to purchasing these and/or similar products in the open market. This increases the ‘divisible balance’ (i.e. the net profit before rent) against which a rental bid is then applied which we believe reflects the resultant agreement terms. The Full Tie Release Fee will, if applicable, be payable weekly on the rent days in addition to the rent(and any other sums payable under this tenancy)but will replace any Tie Release Fee payments agreed between parties for individual drinks categories. The Fee is subject to annual, capped indexation.

Potential Full Tie Release Fee

Do I need any qualifications to run a pub?We have an online qualification from the British Institute of Innkeeping (BII) that you need to complete before you take on the running of your own pub. The BII’s PEAT qualification (Pre-Entry Awareness Training) gives an independent overview of tenancy terms across all pub companies and breweries, covered by the industry code of practice.If you want to run a pub you will also need to have a personal licence which allows you to sell alcohol on the premises. Getting a licence is usually straightforward – call our team to find out more on 03333 200 036.What do I need to be a successful Pub Partner?To succeed as Pub Partner you will need perseverance, time management skills and resolve – running a pub is definitely not a 9-5 job. You will need to be aware of the types of situations that can arise including covering shifts when a team member is unavailable to work, early or late deliveries and a never-ending to-do list! Taking on a pub can be a challenge but by being determined, – alongside the support and experience of Stonegate Pub Partners, you will be able to achieve your goals and have fun whilst doing it.How much support will I get?We have dedicated Pub Support Teams as well as a team of Regional Managers. They are on hand to help and guide you as you build your business. Your Regional Manager will visit you regularly and offer business advice and marketing tips to help you thrive.What is the difference between a tenancy and a lease?Usually, a tenancy is for a shorter period of time and you can’t sell on the goodwillof the business . A lease is a longer agreement and you are able to sell on the goodwill of the business when you leave.Do I have to buy drinks from Stonegate?Your agreement will tell you which products you have to buy from Stonegate. This is known as the ‘tie’, and the majority of our pubs are tied in some way.Who pays for repairs?If you have a tenancy agreement you will need to pay towards a repairs and maintenance fund. If you have a lease agreement you are usually responsible for repairs, but you will need to pay into a repairs fund to cover any repairs we make for you.Who pays for insurance?Stonegate Pub Partners insurance is re-charged to you on a banding basis depending on the size and style of your pub. You are required to insure other areas of the business that you are responsible for, including public and product liability, employee liability, fixtures and fittings and loss of income.What if I want to leave early?Some of our tenancy agreements have break options written into them enabling you, or us, to bring them to an end ahead of the natural agreement expiry date. Some of our tenancy agreements do not feature break options throughout but offer an initial ‘cooling off’ period whereby you can give 6 months’ notice anytime during the first 6 months of your agreement. This enables you to gain a good understanding of the business before deciding to remain for the full 5 years.Leases do not feature break clause. If you have a lease you will need to arrange to sell on the agreement (via assignment) should you not wish to stay until the natural expiry date.How much money do I need to become a Pub Partner?As you might expect, running your own pub involves a number of costs. These really vary depending on the type of agreement you take on, combined with other factors like the size, style and location of the pub. We advertise all our sites in a clear and simple format – search available pubs here. For more help, pick up the phone and chat to our recruitment team on 03333 200 036.Do I need to have experience running a pub?Previous experience of running a pub will help you along but it’s not essential. Any experience of running your own business and managing accounts, profit and loss, and stock control, will also help you. More importantly, we recognise passion, ambition, vision and commitment in our Pub Partners. We offer a wide range of support and training services to help both new and experienced partners make their business a success.How much money can I expect to earn?Being self-employed is very different to receiving a regular salary, whilst there is some risk, there is the prospect of even greater reward. Again, the style of pub and how you choose to run your business will affect your profit. It’s important that you enter the business with a realistic view of potential performance. Your Regional Manager will give you the trading history of the pub you are interested in, and as you start to build your business plan, you will establish realistic projections.Do you offer discounts on other goods and services?With Stonegate Group’s buying power we’re proud to offer you a range of services to help you run a successful business at discounted rates, saving you money on your bottom line.Can you run a pub with no experience?The simple answer is yes. If you have had experience of working in, or running a pub before that’s great, but it’s not a requirement. The most important qualities you need are dedication, determination, and a passion to make your business succeed. Being a great people person and adapting yourself to work with a variety of customers is vital. Versatility is also key, as is understanding stock control, financial management, legal information and how to staff your pub.Once I’ve applied on the website, what happens next?We will be in touch within three working days to register your interest. Following this, we will set you up with the relevant team member for an informal chat to get to know you and learn more about what you are looking for in a pub. The process takes place over two stages, in which you’ll need to complete a business plan. If there aren’t currently any pubs you are interested in, or we decide you might be best suited to another pub, we will work with you to find that perfect opportunity.

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The ideal operator for The Three Pigeons Pub would be someone who can embrace the pub&#39;s historical charm, community significance, and potential for business growth. Here&rsquo;s a profile of the ideal candidate:

1. Passion for Heritage and Community

<ul>
	<li>A strong appreciation for the pub&#39;s historical significance and its place in the local community.</li>
	<li>Someone who values tradition while finding ways to modernize the business without losing its character.</li>
	<li>Ideally, an operator with experience running&nbsp;a traditional English pub.</li>
</ul>

2. Hospitality Experience

<ul>
	<li>A seasoned publican or entrepreneur with a proven track record of managing pubs, restaurants, or similar establishments.</li>
	<li>Skilled in creating a welcoming environment for families, locals, and tourists alike.</li>
	<li>Experience in organizing events such as quiz nights, live music, or charity nights for local organisations.</li>
</ul>

3. Strong Business Acumen

<ul>
	<li>An operator who understands the importance of maintaining the balance between a relaxed, community-focused atmosphere and running a profitable business.</li>
	<li>Ability to manage costs, inventory, staffing, and marketing effectively.</li>
</ul>

4. Creative Vision

<ul>
	<li>Someone with innovative ideas to leverage the pub&rsquo;s assets, such as its back garden, traditional games, and historical features.</li>
	<li>An interest in offering specialty events to drive footfall and attarct new customers, like themed nights and/or&nbsp;specail menus that reflect the pub&#39;s historic roots.</li>
</ul>

5. Strong Local Connections

<ul>
	<li>Familiarity with Witney and the surrounding areas, ensuring the pub remains a central part of the community.</li>
	<li>Someone who can build strong relationships with local food suppliers&nbsp;and artisans to provide authentic and locally sourced offerings.</li>
</ul>

6. Flexibility with the Venue

<ul>
	<li>Comfortable with the dual nature of the business&mdash;both as a pub and creating a dining destination.</li>
	<li>Willing to adapt to different audiences, from families enjoying a weekend lunch to locals stopping by for a pint.</li>
</ul>

Why This Matters

The Three Pigeons Pub is a cornerstone of its community, and its success depends on an operator who can blend tradition with innovation, ensuring its legacy continues while thriving as a modern business.

Three Pigeons Witney

The Three Pigeons Pub, located at 31 Wood Green, Witney, OX28 1DG, is a historic establishment with roots dating back to the early-to-mid 17th century. This Grade II listed building has served various roles over the centuries and has been a cornerstone of the local community.

One of the pub&#39;s notable historical moments includes a sermon delivered by John Wesley, the founder of Methodism, who preached outside the establishment in 1783.

The building&#39;s architecture reflects its rich past, featuring coursed limestone rubble construction and a gabled stone slate roof, indicative of its 17th-century origins.

Inside, the pub offers a cozy atmosphere with two main rooms: a bar area complemented by a dining space, and a small lounge. The interior design pays homage to its history, with walls adorned with pictures of military aircraft and structural elements that hint at its original layout as three separate cottages

The Three Pigeons is known for its friendly ambiance, often described as &quot;a village pub on the edge of the town.&quot; It boasts a lovely enclosed back garden with seating&nbsp;and is both family and dog-friendly.

The pub also offers traditional games, enhancing its appeal as a community gathering spot.

For potential publicans, The Three Pigeons presents a unique opportunity to run&nbsp;a venue steeped in history and cherished by locals. Its historic charm, combined with its established presence in the community, makes it a promising venture for those looking to invest in a traditional English pub setting.

About the Pub

Key Features

Business & Financial Information

Ideal Operator

Private Accommodation

Regional Manager's Thoughts

Surrounding Area

FAQs

Other Pub Opportunities Nearby