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3 bedroom pub for sale



Property Description

Key features

  • Prominently sited in vibrant central catchment.
  • Attractive, well maintained property with easily managed single bar trading areas.
  • Pleasant, terraced trade gardens, outbuildings with conversion potential (STPP)
  • 900sq. yd. grassed area with lawn/ marquee scope.
  • Owner’s spacious 3-bedroom accommodation.
  • Advised sales to 05/04/13 £141,000 (incl VAT). 100% wet. Potential for pub fare.
  • Annual rent £17,500, next renewed Nov. 2016.
  • 7 years left on renewable Red Oak Taverns lease.
  • Retirement sale.

Full description

Tenure: Leasehold




This attractive inn is to be found in Tucker Street, a busy thoroughfare off Strawberry Way in central Wells. This lovely cathedral city, the smallest in England, lies at the foot of the Mendip Hills and derives its name from the springs which feed into the moat of the medieval fortified Bishop’s Palace by the 12th Century cathedral.

The city itself is a magnet for tourists all year round. The close attractions of Cheddar Gorge, Wookey Hole Caves, Glastonbury Tor and Clarks’ Shopping Village in nearby Street also ensure a continuous supply of visitors.

The inn itself is set within a pleasant residential area with a mixed catchment of terrace, apartments and retirement accommodation.


This is an appealing two-storey property, on a corner site, of masonry construction with rendered elevations under a pitched, tiled roof.

The main entrance leads into the main bar areas via an internal porch. The focus is a nicely crafted, timber topped stone servery which supports the main bar, games room and a small drinks area. The servery itself lies directly beneath an attractive atrium.

The Main Bar, with its rustic tiled floor, is highlighted by an impressive woodburning fire with stone surround. Light wooden panelling and lemon paintwork, beamed ceilings, dark wooden tables with captain’s chairs create a welcoming ambience.

The adjoining Games Room boasts two dart throws and a pool table.

Ladies’ toilet off the main bar.

Gents’ toilet by the drinks area. Exit to trade garden.

The full height, ground floor beer cellar is directly behind the servery.

A part-equipped commercial kitchen (appliances not tested) lies off the bar areas.

Adjacent is a currently unused sizeable room which could make an extended bar trading area or support a catering operation as a preparation/storage area.


This is at first floor level and has private, external access Substantial, cosy and nicely appointed; it comprises three double bedrooms, living room and bathroom.


To the rear, steps lead up to the attractive, enclosed trade gardens with gravelled and paved areas and picnic tables. In addition, there is a currently unused grassy plot (about 900sq.yds.) which could convert into a lawned area with scope for marquee functions.

Outbuildings, used mainly for storage, have conversion potential (subject to approval) for guest rooms or, perhaps, a skittle alley/function room.

Car parking is also available to front, side and rear of the inn and across the road at a large municipal car park. Many patrons, however, visit on foot from the nearby residential environment.


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:

10.30am to 11.00pm weekdays and Sundays from noon to 10.30pm.

Current opening hours are:-

Weekdays 10.30am – 11.0pm
Sundays 12.00noon – 10.30pm

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 6 years remaining of the Red Oak Taverns full repairing and insuring (not outbuildings), renewable agreement. We are informed that the rent is currently £17,500 per annum to be reviewed in November 2016. 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 mains services and uses gas central heating. (no services seen or tested). Business rates payable are advised as currently being circa £746 per annum


No chefs, no waitresses, no food deliveries, no inspectors, no complaints! Yes, there is much to be said for an all wet business as many trade veterans will confirm.

This charming inn, popular and profitable, is a classic example of such. A reluctant retirement sale, the vendors leave a solid, consistent, year round trading operation which, last year, generated sales of £141,000 (inc.) and adjusted net profits circa £27,000 with similar results in previous years.

Easily managed by the vendor couple with minimal costs, there is still considerable potential to convert the outbuildings, to maximise the use of the gardens and to introduce simple pub fare if required.

This is a cheering, unpretentious local where everybody knows everybody and new owners will be affectionately welcomed by a remarkably supportive clientele.

The business will attract newcomers and also experienced licensees who now wish to enjoy the ‘craic’ with their customers without the yoke of staff management and high running costs.

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

This business was viewed by Frank Mackwood who would be delighted to discuss further details and can be contacted on 07803 049291.

Viewing appointments can 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.

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