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3 bedroom pub for sale



Property Description

Key features

  • Central village position offering views over the Black Mountains & within the Brecon Beacons.
  • Completely refurbished trading areas presented to a very high standard & offering a family orientated business.
  • Open Plan Lounge/Dining Area (circa 80) benefitting from all new fixtures & fittings.
  • 3 Bedroom Living Accommodation.
  • Wonderful Patio Terrace Area seating 20, Lawned Garden & Car Park for 25 cars.
  • Re-opened after full refurbishment in Nov 2015 & expected turnover of approx. 7-8,000 per week.
  • Desirable 10 year Free of Tie Lease or Freehold.
  • Realistic & sustainable rent of 27,500 rising to 35,000 after 1st year trading.

Full description

Tenure: Leasehold




This wonderfully presented and family orientated Village Inn is situated on Cwmamman Rd, Garnant, close to Ammanford.
Garnant is a pleasant village in the valley of the River Amman in Carmarthenshire.
The village sits about 12 miles north of Swansea on the edge of the Black Mountains, in the westernmost part of the Brecon Beacons National Park.
It lies at the junction of three rivers, where the Rivers Garnant and Pedol meet the River Amman.
Traditionally the economy was based around coal mining with some dairy farming but in recent years the area has become very popular with tourists and outdoor pursuits enthusiasts, as the area is renowned for walking, cycling, caving and river watersports.


This beautifully presented and recently refurbished freehold village inn is of stone construction, with painted walls, under a pitched, tiled roof, occupying an excellent village location within Garnant, Carmarthenshire.

The Open Plan Lounge Bar/Dining Area (circa 80) has been completely refurbished to a very high standard and offers all new fixtures and fittings. This lovely room is 'U' shaped with the stunning bar servery being the central feature along with a feature log burner fireplace, carpeted flooring and exposed stone walls along with doors to the alfresco dining area.

Our vendors have created a family orientated business that would be unopposed in the area.

Ladies and Gents W.C.s.

There is a well equipped commercial catering kitchen with stainless steel appliances (not tested) and work surfaces along with a separate wash up area.

The Lower Ground Floor Beer Cellar has coolers and a python system.


The owner's accommodation is situated on the 1st floor and briefly comprises: Three Double Bedrooms, Lounge, Bathroom and Office Area.


To the rear of the property is a recently refurbished Patio Terrace Area (circa 20) with covered awning offering easy access to the bar area. There is further seating to the front of the building along with a Lawned Garden Area (circa 30).
To the side and rear is a Large Car Park for 25 cars.


We are advised that the business trades with the benefit of the Premises Licence (not seen) which permits the sale of alcohol during the hours of:

7 days per week 10am - Midnight

Current opening hours are:

Tues - Sat Midday - 2pm & 6pm - 9pm
Sunday Midday - 3pm

NB. Important. Prospective purchasers wishing to continue to operate the public house should ensure that they gain the APLH Qualification in readiness for their intended operation of the Public House.


The property and business is being offered for sale freehold (although we have not had sight of the title deeds) or as a new highly favourable 10 year Private FRI Lease Agreement as follows:
1. The asking premium will be 30,000.
2. The initial annual rent will be 27,500 rising to 35,000 after the 1st year.
3. The annual rental is simply RPI linked to inflation every 3 years, hence no rent reviews.
4. Rent payable quarterly in advance.
5. Lease re-assignable after initial 2 year period.
6. Free of all brewery and supply ties.
7. Each party responsible for own legal costs relating to the transaction.

We are advised that at the end of the term, the Lease (not seen by Guy Simmonds) should be renewable with no further premium - subject to the provision of the Landlord & Tenant Act 1954.
We are advised that the inn benefits from all mains services and uses gas central heating (services not tested).
Business rates payable are advised as being free of charge.


The current owners purchased the business in 2000 and after running the business themselves for a few years, have been leasing the property.
Our vendor clients have completely refurbished the business over the summer of 2015 and are now offering a wonderful opportunity for new owners to benefit from a well positioned licensed business offering huge scope.
This offers an excellent opportunity for either a freeholder or leaseholder to establish their own business.
We are expecting turnover to be in excess of 7-8,000 based on a 50/50 split in trade between wet and food.

Accounting information will be made available to interested parties after viewing.

This business was viewed by Marc Blackford who would be delighted to discuss further details and can be contacted on 07812 753014.

Viewing appointments must be made by contacting Guy Simmonds.

VIEWING: All appointments must be made through Guy Simmonds. Please note that these Sales Particulars are issued on the strict basis that all negotiations, viewings and contacts in connection with this business are conducted through Guy Simmonds who are appointed by the vendor to act under a Sole Selling Rights agreement with total confidentiality. Any breach of these terms may make you liable in law to litigation and damages. Under no circumstances must you approach the owner direct without a formal appointment or disclose to other customers and staff that the Premises are for sale.

FINANCE FOR PURCHASING A LICENSED PROPERTY: We are in constant touch with a leading finance broker who specialises in arranging Business Finance for Licensed Properties. Whether you are purchasing a Licensed Property through ourselves, or another agent, we will be pleased to contact on your behalf our specialist who can arrange the necessary Finance Package for you at preferential rates. Please telephone for free and no obligation advice with regards to financing a Business.

Guy Simmonds for themselves and for the vendors or lessors of this property and/or business whose agents they are give notice that:-
(I) These particulars are a general outline for the guidance of intending purchasers (or lessees) and do not constitute an offer or contract, nor any part of an offer or contract.
(II) All descriptions, dimensions, distances, maps/plans, references to condition, trading figures and other items in these particulars are given as a guide and no responsibility is assumed by Guy Simmonds for the accuracy of individual items. Intending purchasers (or lessees) should not rely on them as statements of representations of fact and should satisfy themselves as to the correctness of each item by making independent enquiries.
(III) Intending purchasers (or lessees) should make their own independent enquiries regarding the use of the property, necessary permissions for use and occupations, potential uses and any other matters affecting the property prior to purchase.
(IV) Guy Simmonds do not make or give whether in these particulars, during negotiations or otherwise, any representation or warranty in relation to this property. No responsibility is taken by Guy Simmonds for any error, omission or mis-statement in these particulars. Guy Simmonds do not warrant the accuracy of any accountancy information supplied and purchasers are advised to take independent advice in order to satisfy themselves.
(V) Guy Simmonds are unable to give any warranty as to the working order of any apparatus, equipment, fittings or services associated with the premises and therefore, cannot verify they are in full working order. Purchasers are strongly advised to obtain specialist reports prior to exchange of contracts in order to satisfy themselves.
(VI) All statements and descriptions are made without responsibility or warranty by Guy Simmonds, the vendors or lessees. Neither do Guy Simmonds nor the vendors/lessees hold ourselves responsible for any expenses whatsoever incurred by applicants inspecting Businesses which may be sold or withdrawn, to include travelling, valuation/survey, legal fees etc.
(VII) No person in the employment of Guy Simmonds has any authority to make or give any representation or warranty whatever in relation to this property.
(VIII) It should not be assumed that the contents of any photographs are included in the sale.
(IX) All prices quoted are excluding stock at valuation.

Energy Performance Certificates (EPCs)

Map & Street View

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