Size of retail unit?

[contradict]

Hi,

I'm currently looking for a property to open a concept milkshake bar - however the area i'm looking in seems to have a shortage of suitable retail premises...they're either to large/expensive or under offer.

I've come across 1 which is not under offer but it's only 391 sq ft. Ideally i'd like 550 sq ft or thereabouts.

What i was wondering as i am unable to go and view till the weekend is how many seats i should expect to get in the shop...aside from the counter would it be reasonable to expect i can get 4 banks of 4 seats in the front without it seeming crowded.

I ask you as i think you will be able to give me an answer really quick...

Cheers

 

[Lee Jones Jnr]

Hi,

I'm currently looking for a property to open a concept milkshake bar - however the area i'm looking in seems to have a shortage of suitable retail premises...they're either to large/expensive or under offer.

I've come across 1 which is not under offer but it's only 391 sq ft. Ideally i'd like 550 sq ft or thereabouts.

What i was wondering as i am unable to go and view till the weekend is how many seats i should expect to get in the shop...aside from the counter would it be reasonable to expect i can get 4 banks of 4 seats in the front without it seeming crowded.

I ask you as i think you will be able to give me an answer really quick...

Cheers

Not a chance. A breakfast bar with 4 bar stools is all you will have room for by the time you have set up a prep area and the counter.

 

[Stef27]

Hi

I have to agree with Lee that getting 4 banks of seating in will not be possible, but then again, it also depends on how much space you are taking up for all your kitchen equipment in order to prepare the milkshakes?
Some tips when you go viewing:

1. Take note of indentations of walls or overhangs into the overall sq ft
2. Note where your appliances will go, and try optimise the space

The rule of thumb, from what I've heard, is that you will need around 10 sq ft per person.

Best of luck contradict

 

[contradict]

Thank's for your input....

I was a little bit wary of the size of this unit and it proves i was right...

Far from what I want....

I'm coming to the end of my tether as far as finding a retail unit...how successful do you think i'd be in getting a unit reduced from 42k per year to around 25k....

I don't like my chances but do you think it's worth a try....

3 months ago there were loads of units in this area and now there are virtually none....i'm close to tears and wanted to get up and running by summer so I can reap the benefits of good weather and holidays...

I could look at another area but i'm reluctant as this area is crying out for something like this...

 

[Stef27]

Hi contradict

The economic times currently with retail and office space is that the customer is king and I would strongly advise you to go ahead and put the offer in. The worst that could happen is they say no, in which case they remain with an empty unit.
To sweeten your side of the offer, I would suggest doing a 2 year lease, and they would then view that in terms of the offer that they will at least have their premises filled for two years.

You also need to pitch your offer in terms of what they will find appealing. E.G.:

1. 2 Year lease, guarenteed occupancy for them
2. Your business will benefit the area
3. Having empty shops helps no one and degrades the area
4. Your business will draw customers

Best of luck, let us know how it goes.

 

[contradict]

If I take out a 2 year lease and the business doesn't do as well as i'd hoped i'm then stuck with a 2 year lease - I'm pretty scared tbh...lol

How common is a 20k drop?

 

[deniser]

Good luck with this but be really careful that you know if someone else is about to open one too. I think one milkshake bar per small town works well but no more.

We started with one in our area, then 5 others opened up more or less simultaneoulsy (!), now those 5 have closed down again and we are back with the one original one.

The same thing seems to be happening with fish pedicures. One opened and then another almost immediately.

 

[contradict]

There's a kiosk but nothing else....

and the kiosk looks dead....i had one of their milkshakes and it was a watery mess..lol

however our's will not be like that...alot of them open and expect milkshakes alone to keep them afloat...i expect the kiosk to close...i've never gone past and seen anyone buy one from the kiosk...cos it's horrible...there is no seating....nothing to entice anybody to buy anything from them...

 

[contradict]

Also do i get a deduction in rates if i get the rent reduced....as the rates on this property are advertised as just over 18k

 

[contradict]

Right...

I've got an appointment to view 2 units in the main Town Centre on Friday...

Thanks for all your advice, I'm going to try to get them to drop the rates...the Estate Agents say there is room for movement on the advertised rate so fingers crossed...

 

[Christiane]

Make sure you get a break clause in your contract e.g. 6 months, and watching for full repairing lease, etc. Get a solicitor to overview the contract if unsure, cost around £500 to £1k.

Definitely negotiate. I got three months free when I signed up for my unit.

There was a milkshake in the city centre here but I think it only survived a year. It was a few doors away from a McDonald though.

 

[Stef27]

Hi Contradict

Sorry I couldn't reply to you sooner, I was away in France on business.
With regards to your question on business rates, you won't get a discount as the rates are calculated on square footage for the area you are in, and this is done by the local council.

Best of luck with your estate agents

 

[contradict]

Sooo...I went to view a couple of properties on Friday and it seems a discount isn't very likely - I did however tell the surveyor what i want although he seems to think its not very likely as to succumb to our demands would pull down the value of the surrounding properties

Now I want to cry as i'm likely going to miss the summer season if i don't get a move on...I can't find a suitable property for love nor money....

Any advice for getting a prime location??

 

[kulture]

Any advice for getting a prime location??

Yes, don't. A prime location for a shop may not be a great location for a milkshake bar. With the right products and right atmosphere you are a destination not a passing trade shop. As such secondary sites just off prime may be better for you. They can be considerably cheaper to rent, and that will more than make up the difference that the extra trade that a prime location MIGHT bring in.

 

[contradict]

I hear where you're coming from, however my business model is based on being in a prime location and although I am calling this a milkshake bar it is quite a bit more than that.

I will consider renting a unit just off the town centre but as yet i'm waiting for something to come up. I'm sure the trade will still come but in the summer the footfall counts for alot and this is what i'm counting on.

 

[sphynx]

Good luck contradict, whatever you do, don't settle for non-prime location otherwise you will regret it. You might want to consider a prime location but not necessarily a retail unit, there are quite a few 'pop up' style milkshake bars in and around busy shopping centres which do well in the summer as a pitch essentially.

 

[sphynx]

Oh and by the way, if you do get a unit, PM me and I can provide you with some prices for buying modern cafe-style furniture, price may be suprisingly reasonable on a contract rate as an alternative to leasing

 

[contradict]

Thanks - Nah i'm not going to settle....i know i'll regret it....

We decided today that we would sit and wait for a suitable unit to pop up as the likelihood of someone having the same idea and getting in before us isn't very likely...

And thanks for the offer on the pricing...i'll definitely take u up on that...

 

[Lee Jones Jnr]

Thanks - Nah i'm not going to settle....i know i'll regret it....

We decided today that we would sit and wait for a suitable unit to pop up as the likelihood of someone having the same idea and getting in before us isn't very likely...

And thanks for the offer on the pricing...i'll definitely take u up on that...

Some businesses do not need a high footfall area. Flogging milkshakes is not one of them, it isn't a 'destination' business at all, you need to be in a busy area. Whoever said not near McDonalds is talking nonsense, right next door is perfect.

 

[Stef27]

If the lease allows, you may be able to get a bigger place and sublet part of the shop out, which will drop your costs?