TOPIC:

I have seen pubs for sale for significantly cheaper than 400k or even 300k.

In fact I was eyeing up a running pub in Athlone for 200k including a large residence. It was slightly off the beaten track but a good brewpub could pull in the crowds and Athlone is a college town.

I lacked 200k but more specifically I lacked the ability to sell my house. I mean, even if the brewpub never took off or even if the pub itself could not make ends meet, for that price you have an awesome home and the ability to sell or rent out some retail space to claw some money back.

In my own town there is a very large pub grounds for sale[/url:1rtskvba] with great possibilities for a brewery attached. It's an extensive property.
This pub would not make it commercially though by itself, not unless you were very lucky and the microbrewery drew in the locals. Since my town has gone from 4 pubs in 2007 when I moved here, to one or possibly 2, not sure what's going on with Bagnalls across the road, I suspect it would not be a very good investment but if you could make it work as a brewery that happens to have a pub attached.... well it could work out very well.

I would be interested in something a little more likely to succeed in a larger town/city.

"Saruman":1gagcd39 wrote: I would be interested in something a little more likely to succeed in a larger town/city.[/quote:1gagcd39]
Yep- location. The main Porterhouse on Parliament Street (in the early days) and Messrs Maguires (when they remember that they are a brewpub) are well positioned. Even Franciscan Wells, which might be a little off the beaten track, is located within walking distance of Cork centre. You can put a brewery anywhere, but a brewpub needs footfall.

"Will_D":1rl23nx9 wrote:
In my original list I didn't mention finance!

If you want a brewery then you must know the cost and where the wonga is comming from

Will[/quote:1rl23nx9]
You must also know the answers to all the other points on your list!
Therefore that should be part of the list or the list should be non existant.
Dont pick me up wrong, not ment to be as aggressive as it sounds, but finance is a huge consideration, for some at least and would be no.1 on my list

Is it much easier to start a contract brewery? I'd imagine that some of the licensing and the bonded warehouse still applies, but are there many other major capital outlays? Anyone know who the main contract brewers are here (besides White Gypsy) and in the UK?

Does anyone know what the Land use zoning rules are around setting up a brewery.
e.g. an area calssified as Z1 is Residential, Z9 is Amenity/Open Space Lands

I've looked up the "Land use Zoning" for dublin and the closest thing i can come across is "Light Industrial"
Would a microbrewery be considered "Light industrial" <!-- s:?: --><img src="{SMILIES_PATH}/icon_question.gif" alt=":" title="Question" /><!-- s:?: -->

I found the first 6 years very hard. if we didn't have a pub we certainly would not be in business today. Things are different now tho, with peoples attitudes towards craft beer the time has never been better to be in the business. lately I have given more advice than I would have had in the last 10 years combined.

If everyone was to go ahead we would have at least 10 breweries that I know of. Not everyone is being realistic tho. With most there hasn't been eneough research put into it. I can see some failing if they do go ahead.