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4 bedroom pub for sale



Property Description

Key features

  • Imposing and distinctive 16th century inn situated in the prime location of Kempston.
  • Traditional Public Bar (circa 35+), relaxing and inviting Lounge Area (circa 10+), cosy Snug (circa 18), Dining Room (circa 14 covers), versatile and multi-functional Restaurant (circa 50+ covers).
  • Delightful lawned Beer Garden and Patrons Car Park for circa 40 cars.
  • Highly impressive 3/4 bedroomed family accommodation.
  • Fully equipped Commercial Catering Kitchen.
  • Exuding a wealth of charm and character throughout with open fires, oak and flagstone floors and beamed ceilings.
  • Advised current turnover circa 525,000 (incl. VAT).
  • 60% wet sales and 40% food sales. Immense potential for catering/functions orientated operators.
  • Charles Wells renewable lease.

Full description

Tenure: Leasehold



This outstanding business is situated in the beautiful county of Bedfordshire, in the sought after parish town of Kempston and can be easily reached from junction 13 of the M1 motorway. Being situated only a few miles from Bedford town centre and within easy access to the M1, A1(M), M11 and the M25 makes this highly desirable location an extremely popular commuter area for the major motorways and the major international airports of Luton, Stansted and Heathrow. This superb inn is ideally situated to draw trade from Kempston itself and also attracts a desirable clientele emanating from the nearby surrounding towns, villages and larger catchment areas and has an excellent level of repeat trade and is well serviced by local schools, shops and amenities. A compelling business opportunity and an enviable place to reside.

This substantial and impressive 16th century Grade II listed inn occupies an excellent prominent and easy accessible trading position.
Two entrances at the front leading into the Public Bar.

Public Bar (circa 35+) is a traditional and welcoming room having a central return bar servery with a solid polished counter, glass gantry above and a matching back fitting with trade optics and refrigerated bottle coolers (not tested). The room is furnished with loose polished tables and a mix of upholstered chairs, upholstered pew style seating and bar chairs. Adding to the charm and character of the room is the beamed ceiling and the timber pillars. Access to all other trading areas.

Lounge Area (circa 10+) exuding a relaxing ambience and is furnished with a loose polished tables and leather tub chairs. There is also a feature brick built open fireplace, beamed ceiling and a flagstone floor adding to the charm of this room.

Snug (circa 18) is a cosy room being furnished with solid polished tables and a mix of upholstered chairs. There is also a feature stone built open fireplace, beamed ceiling and beamed walls.

Dining Room (circa 14 covers) being furnished with solid polished tables and a mix of upholstered chairs. The room also has a solid oak floor, beamed ceiling and beamed walls.

Restaurant (circa 50+ covers) is a versatile and multi-functional room, ideal for weddings, private parties, wakes and meetings etc and is well furnished with an eclectic range of solid polished tables and a mix of upholstered chairs. The room also has a panelled ceiling, part panelled walls and a Carvery Area.

Catering facilities include a fully equipped commercial Kitchen with stainless steel appliances and preparation surfaces (appliances not tested). There is also a walk in chiller and a prep area.
Ground Floor Cellar with delivery access, pumps, python, tilt racks, post mix and cooler. Access to the Store/Laundry Room.

Ladies, Gents and Disabled W.C.'s.

Situated on the 1st floor, presented in good order, offering good sized rooms briefly comprises: 3/4 bedrooms, lounge, fitted kitchen, office/bedroom 4, bathroom and separate W.C. There is also an enclosed Roof Terrace and a private rear access.

There is a good sized lawned Beer Garden (circa 200) at the rear with timber picnic benches and a backdrop of mature conifers and a variety of trees and bushes. There is also a seating area at the front with timber picnic. Patron's car parking facilities for circa 40 cars. There is also a private yard with ample storage facilities.

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:

Monday - Saturday - 10.00am - 12.30am
Sunday - 10.00am - Midnight

The current opening hours are as follows:

Monday - Saturday - 11.00am - 11.30pm
Sunday - Midday - 11.00pm

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 business is offered for sale as a lease assignment with approximately 7 years remaining of the Charles Wells full repairing and insuring, renewable agreement. We are advised that the inn is fully tied. We are informed that the rent is currently circa 57,000 per annum. We are advised that the inn benefits from all mains services and uses gas fired central heating (no services seen or tested). Business rates are advised as being circa 26,000 per annum.

Our vendor client operates this excellent business as a 'sole trader' on a 'hands-off' basis with the assistance of 8 full time and 2 part time members of staff. Trade is currently derived from circa 60% wet sales and 40% food sales and whilst emulating the current business model; there is still immense potential for a new full time hands-on owner operator partnership with previous experience of running a catering/functions orientated operation. There are many additional areas of potential to increase sales and profitability including the implementation of a strategic marketing campaign to utilise the premises for private parties, weddings, wakes and functions etc.
There is also massive potential to facilitate early opening hours to provide coffee and breakfast etc which would have an incredible positive impact on the turnover and profits.
Advised current turnover is circa 525,000 (incl. VAT). This extremely busy and popular inn is a well-established and successful business and in our opinion with the above areas of potential we would quite easily expect fully focussed and fully committed operators to achieve a turnover well in excess of 600,000 (incl. VAT).

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

This business was viewed by Martin McConnell who would be delighted to discuss further details and can be contacted on 07970 213549.

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)

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