QUICK VERDICT
Opportunity Type Amber Taverns Tied Tenancy Pubco Amber Taverns Google Rating 4.2 stars (190 reviews) Ingoing Cost £5,000–£15,000 estimated Working Capital Needed £15,000–£22,000 minimum Trade Character Chorley Road Swinton M27, 10am opening, 11:30pm Mon–Thu/Sun, midnight Friday/Saturday, Salford Borough community Best Suited To Greater Manchester community operator with Swinton knowledge; M27 is Swinton, a Salford Metropolitan Borough town with specific colliery heritage Shaun\’s Rating \[ \] Watch Out For DATA CORRECTION: Draft assigns M27 to \’Manchester, Major northern city.\’ M27 is Swinton — a town in Salford Metropolitan Borough approximately 5 miles west of Manchester city centre, accessible by Metrolink. Swinton was historically a coal mining community; the Swinton identity is specific to Salford Borough, not the Manchester city economy.
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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
Last Orders Swinton is at 377 Chorley Road, Swinton M27 6AY. Chorley Road (A572) is a main arterial route through Swinton. Swinton is a town of approximately 40,000 people in Salford Metropolitan Borough, connected to Manchester city centre and Salford by the Metrolink tram network.
Swinton has a working-class community identity shaped by its coal mining history — the Astley Green Colliery, now a heritage museum, is nearby. The Metrolink connection to Manchester MediaCityUK (BBC and ITV northern headquarters) means the Swinton community includes media workers alongside the established working-class base. Key employers: Salford Royal NHS Foundation Trust, Salford City Council, and the Greater Manchester economy.
190 reviews at 4.2 stars on Chorley Road is functional with improvement headroom. The \’Last Orders\’ brand consistency with the Sunderland site suggests a deliberate Amber Taverns community pub positioning strategy.
WHAT THE PUB IS
Last Orders Swinton opens at 10am and closes at 11:30pm Monday to Thursday and Sunday, with midnight closes Friday and Saturday. The 11:30pm weekday close is a specific choice — it may reflect a licence condition or an operator preference. Confirm with Amber Taverns whether extending to midnight seven nights is possible if the market supports it.
The Chorley Road arterial position gives natural passing trade from commuter and local residential traffic.
THE AMBER TAVERNS DEAL
Amber Taverns tied tenancy. Swinton\’s community market is price-conscious. Request the full price list. The 11:30pm weekday close question — understand whether it\’s a licence condition before assessing the revenue potential.
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 — request full price list Break-Even Timeline 12–18 months DATA CORRECTION M27 is Swinton, Salford Borough — NOT Manchester city; colliery community identity 11:30pm Weekdays Confirm whether licence condition or operator choice
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 Greater Manchester community operator with Swinton/Salford Borough knowledge who can serve the Chorley Road community and build from 190 reviews. Minimum £15,000 liquid capital.
WHAT WORKS / WHAT DOESN\’T
WHAT WORKS
- Metrolink connection to Manchester MediaCityUK bringing professional community to Swinton
- Swinton colliery heritage giving the town specific community identity
- Chorley Road arterial footfall
WHAT DOESN\’T WORK
- Treating Swinton as Manchester city rather than a specific Salford Borough community
WHAT YOU NEED ON DAY ONE
11:30pm weekday close reason confirmed. EPOS configured. Professional stocktaking from week two.
GET YOUR NUMBERS RIGHT BEFORE YOU SIGN
Before you sign anything, know your numbers.
Pub Command Centre gives you real-time labour %, VAT and cash position from day one. £97 once.
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