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1 bedroom pub for sale



Property Description

Key features

  • Sought after affluent Derbyshire village location on the A517 between Ashbourne & Belper & only a short drive from Carsington Water.
  • Bar area (circa 20+ plus standing) with exposed brick built fireplaces & wooden ceiling beams.
  • Restaurant (circa 60 covers) with quality furnishings & attractive exposed brickwork.
  • Multi-Use Self-Contained Function Room (c50 seated / c80 standing) with purpose built wooden bar server.
  • Grassed Garden Area / Raised Decked 'Al Fresco' area with rolling countryside views / Attractive heated & lit smoking solution.
  • Fully equipped Commercial Catering Kitchen.
  • 1 bedroom Owner's Accommodation providing potential to convert to letting accommodation (Subject to relevant approvals).
  • Advised turnover circa 380,376 (incl. VAT) for year ending 30th September 2015 with a trade split of 70% Food sales : 30% Wet sales.
  • Privately owned renewable tied lease with highly attractive price list.

Full description

Tenure: Leasehold




This desirable property is located on the A517 between Ashbourne (8 miles) and Belper (4 miles) in the picturesque affluent village of Turnditch on its steep climb out of the Ecclesbourne Valley in the beautiful Amber Valley in the heart of Derbyshire. There is a sought after primary school, village hall and butchers' shop. Major shops, facilities and amenities are only a short scenic drive away. The history and heritage of the area includes the National Trust's Kedleston Hall and English Heritage's Wingfield Manor. Further nearby points of interest include the village of Duffield, the idyllic Peak District National Park and Carsington Water, all of which attract tourists, walkers, ramblers and water enthusiasts all year round. The surrounding road networks are excellent with the A6, A38 and A52 all close by.


This charming inn is an attractive 2 storey property of brick construction sitting under a pitched tiled and slate roof. The property is full of character, immaculate throughout and furnished to an exceptionally high standard. Entrances to the front and rear provide access to the trading areas. These consist of:

Bar area (circa 20+) with a warm and welcoming atmosphere having assorted loose farmhouse tables and chairs, a poseur table, a wooden pew and a leather armchair sitting on a quality solid oak floor complimented by an adjoining area of large black slate tiles. Wooden ceiling beams look down on exposed brick built fireplaces to either end of the room, one with a built in log burner and one an open coal fire. There is an attractive bar server of wood construction offering 3 cask ales and a vast selection of coffees. This leads into:

Restaurant (circa 60 covers) is a desirable well-presented area full of rustic charm. Further assorted loose farmhouse tables and chairs and a wooden bench pew sit on an attractive solid oak floor with a large exposed brick built fireplace and feature log wall display. Double doors to one end of the room open onto the grassed garden area to the front of the property enabling an extended 'al fresco' experience in the warmer weather.

Function Room (circa 50 seated / circa 80 standing) is situated on the 1st floor and is a multi-use room able to host parties, functions or meetings. Quality loose tables and chairs sit on a carpeted floor laid to suit the occasion. To one end is a bar server of wood construction with flash cooler dispense and a solid oak floor surround.

Ladies and Gents W.C's.

There is a spacious fully equipped Commercial Kitchen with stainless steel appliances (appliances not tested) and preparation surfaces encompassing a wash up, prep area and public viewing window.

Ground Floor Cellar with python, remote etc.


The owner's accommodation is situated on the first floor and briefly comprises: 1 double bedroom, lounge, kitchen, office, bathroom and WC. The accommodation has private access and a small private courtyard area.


To the front of the property is a lovely enclosed grassed garden area (c30 covers) with colourful surrounding borders and shrubs. To the rear of the property is a raised 'Al Fresco' decked area (circa 30 covers) with fabulous rolling countryside views across the Ecclesbourne valley. This area is currently under-used by the current owner's admission and provides immense potential to be further developed as a desirable dining area. Also to the rear is an attractive heated and lit smoking solution and to the front and rear is the patron's Car Park with spaces for circa 34 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:
Sun- Thurs 11am to midnight
Fri / Sat 11am to 1am
Current opening hours are only:
Mon Closed
Tues - Thurs 12noon/3pm 6pm/10.30pm
Friday 12noon/3pm 5pm/10,30pm
Saturday 12noon/3pm 5pm/midnight
Sun 12noon to 6pm

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 1 years remaining of the privately owned full repairing and insuring, renewable agreement. We are advised that the landlord is willing to issue a new lease 'early' on assignment if desired. We are advised that the inn is free of tie on wines only however tied products are set on a highly desirable price list that is close to wholesale level. We are informed that the rent is currently 28,000 per annum to be reviewed in 2017 on renewal of the lease. 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 (no services seen or tested). Business rates payable are advised as currently being TBA per annum.


The current owners purchased the business in 2012 and have established a solid trading foundation offering locally sourced home cooked food and drinks to a loyal, repeat and desirable clientele. This business has provided our vendor clients with an enjoyable and lucrative lifestyle - in addition to a lovely place to live. They are now reluctantly selling on this business due to having recently started a family. The business is currently operated by the owners themselves assisted by 4 full and 9 part-time/casual staff. It sits at the centre of the local community and offers a weekly pizza night and regular food themed events (Tapas, Curry, Fish n Chips, Steak etc) complimented by a highly popular Sunday lunch. We are advised that accounts declare takings of circa 380,376 inclusive of VAT for year ending 30th September 2015. This has been achieved on a sales split of 70% Food and 30% Wet. We calculate reconstituted net profits after adding back depreciation, one off and personal costs to be in excess of 50,000 per annum. New owners could continue to operate the business using the same successful formula or take the business to the next level by extending the opening hours, utilising the raised Al Fresco decked area or looking at introducing letting accommodation to ensure this already established business goes from strength to strength.

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