QUICK VERDICT
Opportunity Type Amber Taverns Tied Tenancy Pubco Amber Taverns Google Rating 4.5 stars (178 reviews) Ingoing Cost £5,000–£15,000 estimated Working Capital Needed £15,000–£22,000 minimum Trade Character Hillheads Road Whitley Bay NE25, 10am opening, midnight Friday/Saturday, 10pm Sunday close, North Tyneside coastal community Best Suited To North Tyneside community operator; Whitley Bay NE25 is a coastal town with a specific seaside regeneration story Shaun\’s Rating \[ \] Watch Out For The address is Hillheads Road NE25 8HS, which is away from Whitley Bay seafront — more residential inland area rather than on the Spanish City promenade. The pub\’s character will be a residential community pub rather than a seafront tourist venue. Understand which market you\’re serving before signing.
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This independent assessment was prepared by SmartPubTools using the following publicly available sources:
- Pub listing data: Amber Taverns published listings — availability, agreement type and rent figures sourced directly from the pub company's own website
- Google rating & reviews: Google Places API — ratings and review counts retrieved programmatically from Google Maps data
- Local population & demographics: ONS Census 2021 — population figures, age profiles and household data
- Local employment data: NOMIS Official Labour Market Statistics — employment rates and major local employer data
- Pubs Code information: Pubs Code Adjudicator (UK Government) — tied tenant rights and MRO entitlements
- Operator perspective: SmartPubTools is operated by a working pub landlord under a Marston's Community Retail Partnership at Teal Farm Pub, Washington NE38 — assessments reflect genuine first-hand operator experience
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THE LOCAL PICTURE
Phoenix Tap is at Hillheads Road, Whitley Bay NE25 8HS. Hillheads Road is an inland residential road in Whitley Bay, away from the seafront. Whitley Bay is a coastal town of approximately 37,000 people in North Tyneside, which underwent significant decline from the 1970s before a regeneration programme centred on the Spanish City entertainment complex and the seafront.
Whitley Bay has a genuinely improving story: the Spanish City dome has been restored, the seafront has new cafes and restaurants, and the town is attracting new investment. The NE25 residential community away from the seafront is a mix of established Tyneside families, professionals, and retirees.
No Wetherspoons in Whitley Bay. 178 reviews at 4.5 stars on Hillheads Road is a solid residential community pub reputation. The \’Phoenix Tap\’ name suggests a craft ale or quality draught identity.
WHAT THE PUB IS
Phoenix Tap opens at 10am and closes at 11pm Monday to Thursday, midnight Friday and Saturday, and 10pm Sunday. The 10pm Sunday close in a residential community reflects the neighbourhood rhythm. At 178 reviews and 4.5 stars, this is a well-regarded local with a clean operating profile.
The \’Tap\’ element of the name implies a quality draught focus — confirm the tied product range includes quality cask ale before signing. A 4.5-star residential community pub with a \’Tap\’ identity needs to deliver on the quality draught promise.
THE AMBER TAVERNS DEAL
Amber Taverns tied tenancy. Whitley Bay\’s improving coastal community supports above-average pricing for the North Tyneside area. No Wetherspoons in the town gives meaningful pricing headroom. Request the full price list.
FINANCIAL REALITY
Metric Estimate Ingoing Cost £5,000–£15,000 estimated Working Capital Required £15,000–£22,000 (liquid, not borrowed) Agreement Type Amber Taverns Tied Tenancy Tied Supplies Yes — \’Tap\’ identity implies quality draught; confirm range before signing Break-Even Timeline 12–18 months Hillheads Road Residential community, not seafront tourist — know which market you\’re serving Whitley Bay Regeneration Spanish City restoration raising the town\’s profile and commercial expectations
PUBS CODE RIGHTS — KNOW BEFORE YOU SIGN
PUBS CODE RIGHTS — KNOW BEFORE YOU SIGN
- Independent rent assessment — exercise your Pubs Code right before signing
- Request full P&L projections from Amber Taverns before committing
- Obtain Schedule of Condition at entry — protects you on dilapidations
- Get the full tied product price list before you agree terms
- Complete Amber Taverns pre-entry training (required)
- Right to a free Market Rent Only option assessment
- Right to independent legal and financial advice before signing
WHO THIS SUITS
A North Tyneside community operator who understands Whitley Bay\’s residential community and engages with the town\’s improving story. Someone with quality real ale or quality draught competence to match the \’Tap\’ identity. Minimum £15,000 liquid capital.
WHAT WORKS / WHAT DOESN\’T
WHAT WORKS
- No Wetherspoons in Whitley Bay — pricing headroom
- 178 reviews at 4.5 stars — strong community reputation with improvement headroom
- Whitley Bay\’s regeneration story raising commercial expectations in the whole town
WHAT DOESN\’T WORK
- Using the \’Tap\’ name without delivering the quality draught product range it implies
WHAT YOU NEED ON DAY ONE
Quality draught range confirmed. EPOS configured. Professional stocktaking from week two.
GET YOUR NUMBERS RIGHT BEFORE YOU SIGN
Before you sign anything, know your numbers.
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