QUICK VERDICT
Opportunity Type Amber Taverns Tied Tenancy Pubco Amber Taverns Google Rating 4.2 stars (1,264 reviews) Ingoing Cost £5,000–£15,000 estimated Working Capital Needed £18,000–£25,000 minimum Trade Character Great North Road Chester-le-Street DH2, 11pm close six days, 10pm Sunday, 1,264 reviews, A1 arterial road community pub Best Suited To County Durham community operator; Chester-le-Street DH2 Great North Road is on the A1 corridor between Durham and Gateshead with a strong cricket heritage Shaun\’s Rating \[ \] Watch Out For DATA CORRECTION: Draft assigns DH2 as \’community location, 50,000 population.\’ Chester-le-Street is a Durham market town of approximately 37,000 people — importantly, it is home to the Riverside cricket ground where Durham CCC plays and where several Ashes and ICC Trophy matches have been held. The cricket economy is a significant commercial asset for pubs in the DH2 area.
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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
Lion is on Great North Road, Chester-le-Street DH2 3NL. The Great North Road (A167 / former A1) runs through Chester-le-Street. Chester-le-Street is a County Durham market town of approximately 37,000 people, historically significant as the first resting place of the Lindisfarne Gospels and St Cuthbert\’s coffin on their journey south from Lindisfarne.
Chester-le-Street\’s commercial significance includes the Seat Unique Riverside cricket ground, home to Durham County Cricket Club. The ground has hosted England Test matches, ICC Trophy games, and regular county championship fixtures. Cricket match days bring significant numbers of visitors to the town and create specific commercial spikes for local hospitality.
Key employers: Durham County Council, NHS County Durham, and the A1 corridor distribution and logistics economy. 1,264 reviews at 4.2 stars from a Great North Road pub is a strong arterial community pub performance.
WHAT THE PUB IS
Lion opens at 11am and closes at 11pm Monday to Saturday, and 10pm Sunday. Clean hours without late-night complexity. No late licence — the community trading model is the entire focus. At 1,264 reviews and 4.2 stars, this is an established arterial road pub with a consistent customer base.
The photo shows a wide panoramic exterior — a substantial building on the Great North Road with a good presence. Cricket match days at the Riverside are the key commercial peaks to plan around specifically.
THE AMBER TAVERNS DEAL
Amber Taverns tied tenancy. Chester-le-Street\’s community market is competitive but the cricket ground creates specific commercial opportunities. Request the full price list.
FINANCIAL REALITY
Metric Estimate Ingoing Cost £5,000–£15,000 estimated Working Capital Required £18,000–£25,000 (liquid, not borrowed) Agreement Type Amber Taverns Tied Tenancy Tied Supplies Yes — request full price list Break-Even Timeline 12–18 months DATA CORRECTION Chester-le-Street DH2 has Durham CCC Riverside cricket ground — specific match-day trade asset 1,264 Reviews at 4.2 Established arterial community pub with cricket economy upside
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 County Durham community operator who understands Chester-le-Street\’s specific cricket community connection. Someone who plans specifically for Durham CCC match days and the wider county cricket calendar. Minimum £18,000 liquid capital.
WHAT WORKS / WHAT DOESN\’T
WHAT WORKS
- Durham CCC Riverside cricket ground — England Test matches and county cricket bringing significant visitors to Chester-le-Street
- 1,264 reviews at 4.2 stars — strong inherited arterial community presence
- Great North Road position giving natural passing trade
WHAT DOESN\’T WORK
- Ignoring the cricket ground commercial opportunity in the match-day trading calendar
WHAT YOU NEED ON DAY ONE
Durham CCC fixture list for the first season. EPOS with stock management. 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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