Busy Oxford Road Pub | Kitchen | 270 SQFT

The pub trades hard. Over £6,000 in weekly wet sales, a beer garden that holds 40, and a loyal student crowd that comes back year after year. Sport is a significant draw — the big screens pull capacity crowds for Premier League fixtures and Six Nations weekends. Every one of those customers currently has no food option beyond whatever they can order on their phone from somewhere else. The kitchen last ran a wings concept that built a strong following on the delivery platforms. The landlord reports the operator was averaging around 70 delivery orders on Friday evenings and 85 on Saturdays during peak term. They've since opened their own unit near Reading Station, but the delivery demand at this address hasn't diminished — the platforms still show the location as active. The University of Reading has 20,000 students and a term calendar that runs October through June with breaks. Summer is quieter but not dead — the surrounding residential population and the pub's sport-watching regulars maintain a base level of trade. The £750 base rent reflects the seasonal nature of the student market, and the hybrid model lets you scale costs with revenue.