Urban75 Home About Offline BrixtonBuzz Contact

The Angel pub, Coldharbour Lane

PacificOcean

Unhinged User
editor said:
To be honest, so long as it provides a welcoming home for the old boys, I'm not that bothered (although I hope it reopens as an independent. Heck, I just hope it reopens, period).
I can really see Weatherspoons welcoming the Angles crowd with open arms.

Do I remember from a couple of years ago a story on here about a old time boozer trying to get rid of the old boys by banning dominos or something?
 

PacificOcean

Unhinged User
Giles said:
If it becomes either of those I will eat my shoe (*).

Giles..


* please note I reserve the right to choose the shoe.
I don't know. As much as everyone on here will disklike it, Brixton is very trendy and cool at the moment. I could see a chain like Yates wanting to tap into this market.
 

editor

hiraethified
PacificOcean said:
I don't know. As much as everyone on here will disklike it, Brixton is very trendy and cool at the moment. I could see a chain like Yates wanting to tap into this market.
Not sure that the Angel would fit their idea of a desirable property though - I fancy it's a bit too far out of the centre and the clientèle are unlikely to be big spenders.

Whatever happens, I'd hate to see the pub lost forever.
 

Mr Retro

Beware hedgehogs
PacificOcean said:
I can really see Weatherspoons welcoming the Angles crowd with open arms.
They welcome a similar crowd in the Beehive in Brixton and in the Crown and Sceptre at the top of Brixton Hill. Why would they not welcome the old crowd back to the Angel?

The pub that banned dominoes was the Goose in Brixton iirc.
 

William of Walworth

Festographer
PacificOcean said:
Do I remember from a couple of years ago a story on here about a old time boozer trying to get rid of the old boys by banning dominos or something?
It was the Goose, apparantly ....

ETA : Damn you to hell Mr Retro!!! :p ;)
 

john x

Well-Known Member
I used to drink in the Angel a lot in the old days.

Does anyone remember the vicar that used to drink in there? When the BBC interviewed him during the second riots he said he couldn't possibly join in but he would be cheering the rioters on from the sidelines! :)

john x
 

gaijingirl

Well-Known Member
BTW.. if anyone fancies buying a pub.. the freehold of the Two Woodcocks is up for sale... it's been up for sale for a while now actually. The "executive flats" being built opposite are on sale for £200K for a 1 bedroomed flat (the artists impression shows them being built above commercial premises - one of which is called "Dewey Gallery" and the other "The Studio" and both of which look like Mayfair gallery type places... :D



I can't ever imagine that stretch of Tulse Hill going all upmarket - but I guess it depends what becomes of the Two Woodlice.. also the estate agent blurb does have all the right catchwords.... "energy", "vibrant", "diversity", "cool"
 

PacificOcean

Unhinged User
gaijingirl said:
BTW.. if anyone fancies buying a pub.. the freehold of the Two Woodcocks is up for sale... it's been up for sale for a while now actually. The "executive flats" being built opposite are on sale for £200K for a 1 bedroomed flat (the artists impression shows them being built above commercial premises - one of which is called "Dewey Gallery" and the other "The Studio" and both of which look like Mayfair gallery type places... :D



I can't ever imagine that stretch of Tulse Hill going all upmarket - but I guess it depends what becomes of the Two Woodlice.. also the estate agent blurb does have all the right catchwords.... "energy", "vibrant", "diversity", "cool"
Is the Two Woodcocks the on that strip of shops by Water Lane, near Carpet Right. Used to be the lighthouse next door? If so, £200k for a 1 bed flat there :eek:

If memory serves me right wasn't it garages opposite?
 

gaijingirl

Well-Known Member
PacificOcean said:
Is the Two Woodcocks the on that strip of shops by Water Lane, near Carpet Right. Used to be the lighthouse next door? If so, £200k for a 1 bed flat there :eek:

If memory serves me right wasn't it garages opposite?
Yes exactly. They are my local shops. It's a great little stretch of shops with a lovely Portuguese deli shop, newsagents (that was firebombed recently), launderette, chemist, about 6 different takeaways and cafes and a couple of convenience stores. But it's really not the most salubrious part of the world... I couldn't believe it when I saw the price of those flats for sale!

It was garages and I think they originally wanted to do one big development, but as you have to provide a certain % of social housing when you build developments of more than 14 flats (I think that's right.. someone with better knowledge will doubtless correct this) they turned it into 2 separate smaller developments in order to get around this and make more money! This is all heresay though.. and garnered from here I think so I don't know how true it is.
 

Giles

Well-Known Member
gaijingirl said:
BTW.. if anyone fancies buying a pub.. the freehold of the Two Woodcocks is up for sale... it's been up for sale for a while now actually. The "executive flats" being built opposite are on sale for £200K for a 1 bedroomed flat (the artists impression shows them being built above commercial premises - one of which is called "Dewey Gallery" and the other "The Studio" and both of which look like Mayfair gallery type places... :D



I can't ever imagine that stretch of Tulse Hill going all upmarket - but I guess it depends what becomes of the Two Woodlice.. also the estate agent blurb does have all the right catchwords.... "energy", "vibrant", "diversity", "cool"
When you say the "freehold" is for sale, do you mean the whole pub, to buy as a business?

Or is it one of those situations where you can buy the freehold for a song, but there is an 80 year lease to some big brewery/pubco? So all you are buying is the right to collect a small rent each year, rather than actually buying a pub.

Giles..
 

gaijingirl

Well-Known Member
Giles said:
When you say the "freehold" is for sale, do you mean the whole pub, to buy as a business?

Or is it one of those situations where you can buy the freehold for a song, but there is an 80 year lease to some big brewery/pubco? So all you are buying is the right to collect a small rent each year, rather than actually buying a pub.

Giles..
Ah.. I have no idea... all i know is that there is a massive sign attached to it saying FOR SALE - FREEHOLD.
 

Giles

Well-Known Member
gaijingirl said:
Ah.. I have no idea... all i know is that there is a massive sign attached to it saying FOR SALE - FREEHOLD.
Who is the selling agent? Then we can find out what is for sale, exactly?

Giles..
 

potential

Active Member
ChrisSouth said:
Having lived in/around LJ for the last 12 years, I remain deeply cynical as to whether we'll ever see the Green Man and Warrior/Junction having pub/health/cafe facilities on the ground floor. I fear that the whole building will be flats, purchased by buy-to-let investors, and they rented out to people who have no care for, and interest in, the local community.
im soo glad the green man is being restored to its former glory
if you look up under the green netting it has been cleaned up
and is looking great
and will provide much needed housing, in the area ?

and maybe some convenient shops for us locals
rather than the crack-whore infested shooting gallery that it turned into
 

gaijingirl

Well-Known Member
Giles said:
Who is the selling agent? Then we can find out what is for sale, exactly?

Giles..

It's Christie & Co.. and it's now under offer... I had a quick look at their website, but couldn't see it listed on their properties...

You'd probably have a better idea anyway..
 

Giles

Well-Known Member
gaijingirl said:
It's Christie & Co.. and it's now under offer... I had a quick look at their website, but couldn't see it listed on their properties...

You'd probably have a better idea anyway..
It is listed.

It is the freehold - the whole building, asking £400K.

Late licence til midnight most nights, 1am Fridays/Saturdays.

Giles..
 

gaijingirl

Well-Known Member
So is it the whole pub to buy as a business like I thought originally, or the situation you outlined with the 80 year lease to some big brewery/pubco collecting the rent every year?
 

Giles

Well-Known Member
gaijingirl said:
So is it the whole pub to buy as a business like I thought originally, or the situation you outlined with the 80 year lease to some big brewery/pubco collecting the rent every year?
It is the whole pub to buy as a business. Or, for someone to buy and turn into "yuppie flats" or something - if they got plannish permish.

From the stuff on the web site, it doesn't do that well.

Approx turnover (not profit) of £2000 a week.

Business rates £1250 a month (£288 a week)

Now, let's assume that you could persuade someone lend you the £400,000 as an interest only mortgage. That would give monthly repayments (assume 7% interest) of £2333 a month (£538 a week)

Does anyone know what the typical profit margin is in pubs? So, if you sell £2000 worth of drinks/food, how much is profit, on average?

Obviously you have got to pay a few staff, and general maintenance and stuff out of that. Doesn't leave much!

If you had some of the purchase price saved up, the loan repayments would be smaller, and maybe 7% is a bit high for an interest rate. And £400,000 is the asking price, not necessarily what it will go for.

Interesting to look at how the economics stack up. Makes you see why some of these quieter pubs end up getting made into flats and other stuff. Unfortunately.

Giles..
 

gaijingirl

Well-Known Member
Well given that those "executive" flats are being built across the road, I wouldn't be at all surprised if the same thing happened with the Two Woodcocks tbh... it would be interesting to know who put in the offer.

£400,000 doesn't seem that much either.... (in the grand scheme of things - not in terms of what I can afford... :D )

Anyone want to club together and buy a pub/club/live music venue?

Thanks for that. :)
 

PacificOcean

Unhinged User
gaijingirl said:
£400,000 doesn't seem that much either.... (in the grand scheme of things - not in terms of what I can afford... :D )

Anyone want to club together and buy a pub/club/live music venue?
It's not exactly a prime location for a venue though, is it?
 

Giles

Well-Known Member
Brixton Hatter said:
but the empty old Brady's on Atlantic Road under the railway bridges is...
Yes, but Lambeth council own the whole place and they aren't selling.

It is FUCKING CRIMINAL the way they are just doing nothing with that place. It is absolutely huge inside - I had a look around when it was squatted and they did a few parties there a few years back.

Apparently the council bought that whol block as part of some bigger scheme to redevelop the site, and then they have just sat on it and done sod all.

Giles..
 

Giles

Well-Known Member
gaijingirl said:
Well given that those "executive" flats are being built across the road, I wouldn't be at all surprised if the same thing happened with the Two Woodcocks tbh... it would be interesting to know who put in the offer.

£400,000 doesn't seem that much either.... (in the grand scheme of things - not in terms of what I can afford... :D )

Anyone want to club together and buy a pub/club/live music venue?

Thanks for that. :)
You wouldn't have to find anywhere near £400K.

You could easily borrow at least 75% LTV, which "only" means finding around £100K.

Giles..
 

Brixton Hatter

Home is south London mate
Giles said:
Yes, but Lambeth council own the whole place and they aren't selling.

It is FUCKING CRIMINAL the way they are just doing nothing with that place. It is absolutely huge inside - I had a look around when it was squatted and they did a few parties there a few years back.

Apparently the council bought that whol block as part of some bigger scheme to redevelop the site, and then they have just sat on it and done sod all.
weren't they using the east london line extension as an excuse - saying the building could be affected by future building work? Whatever the excuse is, the building could certainly be put to good use in the meantime...what a waste of a decent location right in the middle of brixton.
 

gaijingirl

Well-Known Member
PacificOcean said:
It's not exactly a prime location for a venue though, is it?
I think it's a good location. The nearby Mango Landin' and Hobgoblin do very well - Mango Landin' in particular is a good example of what you can do with a formerly unsuccessful venue - in a much less visible location. The Windmill is in a similar position and is regularly sold out. It's well situated for public transport, on a major road and could do very well indeed I think. It would depend what you did with it.
 

Giles

Well-Known Member
gaijingirl said:
I think it's a good location. The nearby Mango Landin' and Hobgoblin do very well - Mango Landin' in particular is a good example of what you can do with a formerly unsuccessful venue - in a much less visible location. The Windmill is in a similar position and is regularly sold out. It's well situated for public transport, on a major road and could do very well indeed I think. It would depend what you did with it.
Pity it is already "under offer" otherwise we could have our own Urban75 venue!

Giles..
 
Top