The brewery business Belhaven has confirmed a fourfold increase in investment in 2025 following the launch of its pub franchise models amid concerns about rising business rates.
A franchise model gaining momentum
Almost £5 million was invested in its Scottish pubs in 2025, spanning 22 managed, tenanted and franchised pubs. Belhaven, which was acquired by Greene King in 2005, announced the launch of its new franchise models in early 2025.
£2.2m of the £5m was spent on the launch of nine franchise pubs in Scotland, including two new openings in Edinburgh and four in Glasgow. They were rolled out under the umbrella of Belhaven Pub Partners and build on Greene King’s franchise success in England where it operates over 90 franchise pubs.
According to Belhaven, Scottish franchisees can take over their own franchise pub from as little as £3,000 in initial upfront costs such as agreement fees, induction and on-site training. Earnings are based on a percentage of food and drink sales, with additional opportunities for profit-sharing and performance-based bonuses.
Attractive economics for franchise partners
Penelope Bruce, Belhaven Pub Partners operations director, said: “We have been thrilled to launch and successfully drive our franchise pub concepts across Scotland this year. We will continue to support our growing family of franchisees every step of the way as they build thriving pubs at the heart of their local communities. It’s been so good to see the appetite from experienced operators choosing our franchise models as they realise the potential and benefits. These nine pubs have been rejuvenated in 2025 and we hope to work with the Scottish Government to show how they can ease the regulatory burdens facing the pubs sector so that investments like this can thrive for years to come.”
For Belhaven, the investment programme represents a “vote of confidence” in Scottish pubs and the sector’s potential to drive economic growth in communities across the country through increased job creation and driving footfall in local communities.
The confirmation of investment came just as the UK Government indicated a u-turn on plans to increase business rates which the hospitality industry has strongly opposed.
Industry calls for action on business rates
Belhaven has raised concerns about the impact of potential business rates rises in the upcoming Scottish budget. Business rates are devolved in Scotland. It says recent analysis by UKHospitality Scotland of the draft valuation roll from the Scottish Assessors Association has revealed significant business rates rises in 2026, with rateable values set to increase by 23% on average across Scottish hospitality businesses if the Scottish Government does not take steps, including pausing the move to new revaluations.
David McBride, Belhaven Pubs business unit director, said: “We need the Government to listen to the industry and address the need for meaningful reform of business rates…We are hoping that the Scottish Government listens to the calls from the industry and steps in to prevent significant business rates rises at a time when a number of other costs are already due to rise in 2026. Despite the ongoing economic and legislative challenges and costs of doing business, we have a duty of care to our pubs, pub teams, customers and communities to make sure we offer the best possible service and experience in our pubs so investment remains vital.”
Belhaven launched the Hive and Nest models in early 2025. Hive Pubs, its first franchise concept, are described as welcoming local pubs with a buzz located in the hearts of the communities they serve. They provide a great range of drinks and food for every occasion alongside a regular programme of entertainment and live sport.
Nest Pubs are reliable wet-led pubs predominantly located on busy high streets and in communities which aim to provide great value, an excellent experience and regular sport and entertainment along with a simple pizza food offer that is easy for operators to serve.
All new franchisees receive six-figure investments to ensure each pub is ready to deliver its franchise branded concept.
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Here is a summary of the article on this topic in five key points: Belhaven increases investment following launch of franchise model
A fourfold increase in investment in Scottish pubs
Belhaven has confirmed nearly £5 million of investment in 2025 across 22 Scottish pubs, marking a fourfold increase following the launch of its franchise model. This investment spans managed, tenanted and franchised sites, underlining strong confidence in the Scottish pub market.
Rapid rollout of a low-cost franchise model
£2.2 million has been dedicated to opening nine new franchise pubs in Scotland through Belhaven Pub Partners, with a strong focus on Edinburgh and Glasgow. The model is designed to be highly accessible, with franchisees able to take over a pub from as little as £3,000 in upfront costs.
Attractive returns for franchise entrepreneurs
Belhaven’s franchise offer is positioned as a compelling opportunity for experienced operators, combining revenue-sharing on food and drink sales with bonus and profit-sharing mechanisms. Each new franchise benefits from a six-figure investment to support refurbishment and brand standards.
Franchise expansion seen as a vote of confidence in communities
Belhaven describes the investment programme as a clear vote of confidence in Scottish pubs and their role in local economic growth. The group highlights job creation, increased footfall and community engagement as key benefits of its franchise-led strategy.
Strong warning over business rates and regulatory pressure
Despite the investment momentum, Belhaven has raised concerns over potential business rates rises in Scotland from 2026, with average increases of 23% projected for hospitality. The company is urging the Scottish Government to reform the system to ensure continued investment and long-term sustainability for the pub sector.
