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8 bedroom pub for sale



Property Description

Full description

Tenure: Freehold



Attractive and substantial property situated in the beautiful and highly desirable location of Graffham, near Petworth.

Welcoming and relaxing Lounge Bar (circa 35+) and a versatile and multi-functional Restaurant (circa 30+ covers).

6 exceptional ensuite Letting Bedrooms being AA 4 star Gold rated, set within 2 delightful barn conversions.

Fully Equipped Commercial Catering Kitchen.

Lovingly restored, refurbished and modernised throughout with no expense spared.

Impressive 2 bedroom owner's accommodation.

Good sized Beer Garden and Car Park for 40+ cars.

Advised current turnover circa 380,000 (incl. VAT).

Trade split circa 35% wet, 40% food and 25% accommodation sales.



This delightful English country inn is located within the highly desirable village of Graffham, near Petworth, on the edge of the South Downs. This lovely inn offers views over the South Downs National Park which is a designated Area of Outstanding Natural Beauty and attracts a tremendous number of visitors on an annual basis.
This business is well positioned for Goodwood, being only a few miles away, with its ever increasing extremely popular festivals of both Racehorses (Glorious Goodwood) and Motor Vehicles (Goodwood Festival of Speed Members Meet & Revival). The nearest town is Midhurst which was voted the 2nd best town in England by the Country Life magazine and is most famous for its Polo Events especially the 'Veuve Clicquot Gold Cup'.
An enviable place to reside and a compelling trade opportunity.


This impressive detached property occupies an easy accessible trading position in this highly sought after and affluent village.
Main entrance at the front leading into the lobby with access in to the Lounge Bar (circa 35+) is a lovely traditional room exuding an inviting and relaxing ambience. There is a feature return bar servery with a solid polished counter and a matching back fitting with shelving and refrigerated bottle coolers (not tested). The room is very well furnished with a range of solid polished tables, upholstered chairs and upholstered bay window seating and leather bar chairs. Adding to the charm and character of the room is the feature brick built open fireplace, beamed ceiling and the solid oak herringbone style flooring. Access to the Restaurant (circa 30+ covers) is a good sized versatile and multi-functional room ideal for a variety of events including weddings, wakes and private parties etc and offers a welcoming and relaxing dining atmosphere and is well furnished with an excellent range of solid polished tables and upholstered chairs. There is also a vaulted ceiling and a solid oak floor adding to the character of the restaurant. Access to the Beer Garden.
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 Wash-up Room.
Ground Floor Cellar with delivery access, pumps, python, tilt racks, post mix and cooler.
Ladies and Gents W.C.s


Situated within a lovely courtyard setting, the 2 detached converted barns offer good sized rooms, presented in excellent decorative order and briefly comprises: 6 bedrooms - all with en-suite facilities, T.V and tea/coffee making facilities and some rooms having delightful countryside views. The rooms are AA 4 Star Gold Rated.


Situated on the 1st floor, being well presented and offering good sized rooms briefly comprises: 2 bedrooms, kitchenette, lounge and bathroom.


There is a good sized enclosed lawned Beer Garden with delightful countryside views and is furnished with timber picnic benches. There is also a paved patio area with tables and chairs and a pizza oven. Patron's Car Park for circa 40+ cars. There is also a private yard with timber storage units and a log store.


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 - Sunday - 11.00am - 01.00am

The current opening hours are as follows:

Monday - CLOSED
Tuesday - Friday - Midday - 3.00pm & 6.00pm - 11.30pm
Saturday - Midday - 11.30pm
Sunday - Midday - 7.00pm

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 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 115,000.
2. The initial annual rent will be 60,000
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.
8. We are advised that our vendor client would be agreeable to insert an 'Option to Purchase' clause within the lease agreement, to enable the lessee to subsequently purchase the freehold element at a price to be mutually agreed.

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 main services with open fire and electric heating (services not tested). Business rates payable are advised as being approximately 6,500 per annum.


Our vendor clients operate this successful business on a 'hands-off' basis with the assistance of 2 full time and 6 part time members of staff. Trade is currently derived from circa 35% wet, 40% food and 25% accommodation sales. 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/lettings/events orientated operation enabling them to take this business to the next level by exploiting the food and functions potential that is to be found here. There are many additional areas of potential to increase sales and profitability by implementing a strategic marketing campaign to utilise the premises for private parties, wakes and functions etc and also focussing on online booking agents to promote the superb letting accommodation. Advised current turnover circa 380,000 (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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