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4 bedroom pub for sale


Sold STC £375,000

Property Description

Key features

  • Set above the Welland Valley with commanding views of the Harringworth viaduct in the County of Rutland close to Uppingham, Oakham and Rutland Water.
  • Bar area (30 covers plus standing) with exposed wooden beams and exposed stone walling.
  • Restaurant/Dining Room (30 covers) with wood burner set in an exposed stone built fireplace.
  • 3 recently developed quality En-suite letting rooms.
  • Fully equipped commercial catering galley kitchen.
  • Spacious enclosed rear grassed Beer Garden: Wooden picnic benches to the front.
  • Good sized open plan 1 bedroom En-suite bedsit style owners accommodation with Inglenook fireplace.
  • Advised turnover circa £180,000 (incl. VAT) year end March 2015 with additional income from the newly created letting rooms forecast at circa £30,000 per annum and with excellent net profits.
  • Trade 60% wet : 40% food sales. Accommodation introduced in the Summer of 2015.
  • PP granted to convert stand-alone brick built outbuilding into a spacious single storey self-contained 1 bedroom owners or holiday letting accommodation (Reference - 2014/0108/FUL).

Full description

Tenure: Freehold



This desirable traditional 17th century Inn is located in the picture postcard village of Seaton set in the beautiful and unspoilt county Rutland being the smallest county in the UK. Seaton has only a church, an Inn and a village hall however attracts a highly desirable clientele from the nearby surrounding affluent towns, villages and larger catchment areas. It has an excellent level of repeat trade from visitors and tourists coming to this particularly popular region; and is also well serviced by local schools, shops and amenities. The village can be easily reached from the A47 set amongst a series of 'A'roads and is close to the thriving market town of Uppingham (4 miles) and only 5 miles from the south shores of Rutland water and nature reserve. Other nearby points of interest include the town of Corby (8 miles) and Oakham (9 miles) with Rockingham Castle and Rockingham Racetrack nearby.

This lovely unopposed inn is full of character and charm and sits directly on the main road running through the village. The property is of mostly stone construction (with minimal brick) sitting under a pitched, slate roof. A small slate tiled entrance porch to the front of the property provides access to all the trading areas. These consist of:

Bar area (circa 30 covers plus standing) is an attractive well-presented traditional room with a warm welcoming atmosphere. The room has loose tables, chairs and scatter cushion covered wooden pews complimented by minimal upholstered perimeter bench seating. The room is fully carpeted and has exposed wooden beams and areas of exposed stone walls. To one end of the room is an attractive wood burner whilst to the other is a bar server of wood construction offering 3 cask ale hand pulls.

Restaurant/Dining Room (30 covers) is a desirable room with a relaxed atmosphere. The room has loose tables and chairs able to be laid out as required sitting on a scatter rug covered solid oak floor. To one end of the room is an attractive wood burner set in an exposed stone built fireplace adjacent to the inn's piano. To the other end of the room is a large bookcase holding a vast selection of books .

There is a fully equipped commercial Catering Kitchen (long galley style) with stainless steel appliances and surfaces (appliances not tested). A wash up area, prep area and dry good store lead off from either end.

Ground floor Beer Cellar with python, pumps, and remote etc.

Ladies & Gents WC's.

The owner's accommodation briefly consists of a spacious 1 bedroom En-suite (with shower) bedsit style room however this highly characterful room has exposed wooden beams, exposed ceiling rafters and a fabulous Inglenook fireplace to one of the side walls. This room was previously used as a function room however could easily be converted back if desired.

Situated on the 1st floor of the property are 3 newly created En-suite letting rooms (all doubles). All rooms have tea/coffee making facilities, HDTV's and command a minimum B&B room rate of £95 per night. This provides an excellent gross profit margin and the popularity of the rooms has already attracted advance bookings 2016.

To the rear of the property is a spacious enclosed grassed garden area with wooden picnic benches and surrounding shrubbery borders. There is also an unused stand-alone brick built outbuilding that has been granted PP to convert to either a self-contained holiday let (with bedroom, lounge, kitchen and bathroom) or further owner's accommodation. The planning reference is: 2014/0108/FUL.
To the front of the property are several wooden picnic benches providing a lovely view of the surrounding Rutland countryside, the lovely village church and provides a resting place for the weary legs of the passing walkers and ramblers. To the side of the property is the patrons' car park providing spaces for c30+ 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:

Mon - Sat 11am to 11pm
Sunday 12noon to 10.30pm

Current opening hours are:

Mon Closed
Tues - Fri 12noon/2.30pm
Tues - Fri 5.30pm to 11pm
Sat 12noon to 11pm
Sun 12noon to 7pm

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). We are advised that all mains services are connected (no services tested) and the property has an oil fired central heating system. Business rates payable are advised as being £Nil per annum.

The current owners purchased the business in 2010 and have since established a solid trading foundation and enviable lifestyle offering quality locally sourced and home cooked food and drink that is now complimented with a letting facility. The business is currently operated by the owners assisted by 1 full time and circa 3 part time/casual members of staff. The inn really is at the centre of the local community and not only plays host to several local clubs and societies but also holds regular charity functions and an occasional quiz night. We are advised that accounts declare takings of circa £180,000 (incl. vat) in the year to end March 2015 with a trade split of 60% Wet and 40% food sales. In addition to this it is forecast that an additional circa £30,000 income (with high profit margins) will be sourced from the newly created letting rooms. We calculate reconstituted net profits after adding back personal and one off costs to be in excess of £50,000.

New operators could continue to operate the business using the same successful formula or may wish to take the business to the next level. In our opinion this could be achieved by exploiting the obvious potential of increasing the opening hours, driving the newly introduced letting facility further or even introducing a regular quiz, afternoon tea or entertainment offer. This could be complimented by exploring the outbuilding development opportunity along the way.

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

The property was viewed by Richard Fletcher who would be delighted to discuss further details and can be contacted on 07527 718400.

Viewing appointments must be made via 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.

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