The Pinewoods Formby

The Pinewoods is a charming, traditional community pub set in the beautiful coastal town of Formby, just a short stroll from the famous National Trust Pinewoods and beach.

The Pinewoods is a charming, traditional community pub set in the beautiful coastal town of Formby, just a short stroll from the famous National Trust Pinewoods and beach. It has long been a firm favourite among locals and visitors alike — known for its friendly atmosphere, quality food, and strong reputation for sport. Currently transferring from the Stonegate Managed model into the Lease & Tenanted division, this represents a fantastic opportunity for a passionate operator to take on an already well-loved pub and grow it further under their own management. The pub features a spacious interior with a mix of dining and social spaces, HD screens for live sport, and a large bar serving quality cask ales, lagers, and gins. The kitchen is well equipped to deliver an appealing food offer — with scope to expand into a fresh carvery-style Sunday roast, which would sit perfectly with the family and visitor trade. Outdoors, The Pinewoods boasts a large car park and generous beer garden that becomes a hive of activity in the summer months. Less than half a mile from the beach, it’s ideally placed to capture the tourist trade from walkers, cyclists, and families visiting the coast. There’s also room to enhance the outdoor area with a children’s play zone or even community car boot events, creating more reasons for people to visit. Inside, the pub is Cask Marque accredited and supported by gaming machines, a strong sport following, and regular activities such as quiz nights and darts. The atmosphere is friendly and welcoming — the kind of place where everyone feels at home. A stable and experienced team is already in place, and the private accommodation includes four bedrooms, a kitchen, bathroom, and living room, making it an ideal opportunity for a family or couple looking to immerse themselves in both business and community life. Key Features • Transferring from Stonegate Managed to Lease & Tenanted, offering a rare chance to take on a well-established, successful pub. • Located less than 0.5 miles from Formby beach and National Trust Pinewoods, attracting a strong summer tourist trade. • Cask Marque accredited, with an established food and drink offer and scope to introduce a fresh carvery-style Sunday roast. • Spacious garden and large car park, perfect for outdoor dining, events, and a potential children’s play area. • Gaming machines and multiple HD sports screens, ensuring steady year-round trade. • Strong community reputation, with regular darts, quizzes, and charity fundraisers. • Private accommodation with four bedrooms, a kitchen, a bathroom, and a living room — ideal for a family operator. • A stable and experienced team is already in place to support a smooth transition. • Excellent opportunity to build on established food sales and capture additional trade from walkers, dog owners, and beach visitors. • Potential to host car boot sales, family fun days, and local events in the large outdoor space. Business & Financial Information • Estimated ingoings (upfront): £9,045 • Full deposit: £8,250 • Agreement fee: £795 • Guide rent (weekly): £635 • Guide rent (annual): £33,000 • Forecast turnover (weekly): £542,133 • Forecast turnover (annual): £542,132 Ideal Operator The ideal publican for The Pinewoods is a community-focused, food-loving operator who takes pride in delivering great hospitality and building relationships. They’ll be a familiar face to locals, comfortable chatting at the bar, and equally confident leading a busy Sunday lunch service. Key attributes include: A genuine passion for food and service, ideally with experience running a kitchen-led or mixed food-and-drink operation. A local connection or strong understanding of the Formby area and its community. Family-friendly approach, understanding the needs of both regular locals and visiting tourists. Entrepreneurial mindset — someone who spots opportunities such as outdoor events, car boot markets, or kids’ play areas to grow revenue. Confident with social media and community marketing to promote events, menus, and seasonal offers. Organised, consistent, and focused on maintaining high standards of presentation and customer service. Enjoys being at the centre of the community and creating a welcoming, inclusive atmosphere for all. This role suits a hands-on couple or family operator who wants to live onsite and embed themselves in the community while running a high-quality, well-loved pub. Private Accommodation The Pinewoods offers spacious and comfortable private living accommodation, making it an excellent opportunity for a couple or family looking to both live and work on-site. Details include: Four bedrooms, offering ample space for a family or visiting relatives. A separate living room ideal for relaxing away from the main trading area. A fully fitted kitchen providing everything needed for day-to-day living. A private bathroom with modern fittings. Independent access to the accommodation, ensuring privacy from the main bar and trading areas. The quarters are in good decorative condition, well-maintained, and positioned to provide a peaceful retreat from the lively trading environment below. This level of accommodation is rarely available in pub opportunities of this size and quality. For a new operator, it provides the perfect setup to balance family life with running a thriving business — especially given the pub’s strong sense of community and family-friendly customer base. Regional Manager's Thoughts “The Pinewoods is one of those pubs that just feels right the moment you walk in. It’s got warmth, character, and a strong sense of community — but it also has enormous growth potential, especially now that it’s moving into our Lease & Tenanted model. This is a chance for someone to take a strong, stable business and really make it their own.” The Regional Manager sees The Pinewoods as a flagship opportunity for a publican who’s passionate about food, loves people, and can connect deeply with the Formby community. With its strong local following, family appeal, and tourist trade, the site is perfectly positioned for a talented operator to take it to the next level. “I’m looking for someone who will treat this as their local — a true host who knows how to make people feel welcome, build community connections, and deliver quality food that keeps customers coming back. If you love hospitality, enjoy being part of the community, and want a business with room to grow, The Pinewoods is a fantastic platform.” There’s already a strong foundation — a stable team, great reputation, and consistent weekly sales — but the right operator can add even more through outdoor activations, improved food offer, and creative local engagement. “This pub deserves someone who’ll take pride in it — who sees the potential not just in the building, but in the people who walk through its doors every day.” Surrounding Area Formby is one of Merseyside’s most desirable coastal communities — an affluent area with strong local pride, scenic surroundings, and a steady flow of visitors throughout the year. The town is well-connected by road and rail, with Freshfield and Formby Merseyrail stations nearby providing direct access to Liverpool and Southport. The area attracts thousands of visitors to its National Trust-managed pinewoods, sand dunes, and beach, home to the famous red squirrels and beautiful walking routes. During the warmer months, this creates a significant seasonal uplift, with tourists, walkers, and cyclists all seeking places to eat and drink nearby. The local demographic is largely family and older-affluent, with high home ownership and above-average disposable income, making Formby an ideal location for a premium yet accessible community pub. The Pinewoods sits right at the heart of this — a true local favourite with a reputation for quality food, good service, and a welcoming, family-friendly atmosphere.