The lease is often the biggest commitment in the whole project, and it usually gets signed under time pressure because a landlord has another interested party. Slow down at this point. A great build in the wrong place is still a struggling venue.
01Know who lives and moves nearby
Start with the people. How many live or work within easy reach, and how do they get there? Are there families, students, offices, tourists? Mini golf suits a wide audience, but your prices, hours and theme should fit the ones you'll actually see.
Look for neighbours who bring your kind of guest. Cinemas, restaurants, bowling and busy shopping floors all generate visitors who are already out to enjoy themselves. Being near them can save you a lot on marketing.
02Go and count
Footfall figures from an agent are a starting point. Visit on a wet Tuesday as well as a sunny Saturday, in the morning and in the evening. Stand there and watch who walks past and whether they look like customers.
- Visibility. Can people see you from where they already walk?
- Access. Parking, public transport and a clear way in, especially late at night.
- Hours. Are you allowed to open in the evening, when you'll earn the most?
- Competition. What else are people choosing between for a night out nearby?
03Check the building, not just the rent
A low rent can hide expensive surprises. Check ceiling height, columns, floor loading, ventilation, power and fire exits before you get attached to a layout. Find out early whether the planned use and a bar licence are allowed. Ask who pays for works, and what state you must leave the unit in at the end.
Negotiate before you sign
Fit-out takes time. Ask for a rent-free period during the build, a break clause and clear rules on signage. These can be worth more than a small cut in rent.
04Run the numbers for this exact unit
Take the real rent, service charges and likely footfall, and work out what you'd need to earn on an ordinary week. If that only works on a best-case basis, keep looking. Walking away from a site costs nothing compared with living with the wrong one.
We can assess a location with you before you commit.
