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8 bedroom pub for sale

High Peak, Derbyshire,

Sold STC £44,500

Property Description

Key features

  • Traditional unopposed inn sitting directly on the A624 between Chapel-en-le-Frith and Glossop close to Kinder Scout, New Mills and Buxton.
  • Lounge/Bar (circa 30+) with exposed wooden ceiling beams and stone built fireplace with open coal fire.
  • Snug (16 covers) with exposed wooden ceiling beams and stone built fireplace with multi fuel log burner.
  • Breakfast/Dining Room (24 covers) with Peak views and exposed wooden ceiling beams and stone walls: Private Dining area (8 covers) leads off.
  • Fully equipped commercial Kitchen with 5* EHO.
  • 5 En-suite Letting Rooms (1 four-poster) some with exposed stone walling.
  • Attractive 3 bedroom owners accommodation with exposed stone walling and beams.
  • 3 Tier hard standing Patio Area to the rear with breathtaking views of the Peaks, The Valley and beyond: Car Parking: Smoking Solution.
  • Advised turnover circa 231,600 (incl. VAT) for year ending April 2015. Trade - 45% wet, 32% food, 23% accommodation.
  • Fully tied (wet sales only) renewable lease with off invoice discounts.

Full description

Tenure: Leasehold



This business is located in the lovely picturesque conservation area hamlet of Little Hayfield on the A624 between Chapel-en-le-Frith (4 miles) and the thriving market town of Glossop (5 miles) in the heart of the Peak District National Park. Little Hayfield is situated within 1 mile of Hayfield and other nearby villages where local shops, schools and amenities can be found. The Peak District National Park itself offers breathtaking views and is a tourist magnet all year round. It also offers fantastic opportunities for past-times such as cycling, walking and watching wildlife.

This characterful 18th century former farmhouse is steeped in history and has been an Inn since 1844. It is here that Tony Warren sat in a corner and wrote the very first episodes of Coronation Street. The property is of stone construction and sits under a pitched, stone roof. It occupies an excellent roadside position on the main road running between Chapel-en-le-Frith and Glossop.
Entrances to the front and rear of the property provide access to all the trading areas. These consist of:
Lounge/Bar area (circa 30 plus standing) is a cosy room with a warm welcoming atmosphere. The room has loose tables, chairs, wooden pews and upholstered perimeter bench seating sitting on a highly attractive ceramic tiled and carpeted floor. Exposed wooden ceiling beams look down on historic Coronation Street memorabilia from 1960 adorning the walls either side of a stone built open coal fireplace. There is a well presented bar server of wood construction with 2 cask ale hand pulls and altro trim. There is also a wall mounted HDTV. This leads to:
Snug (16 covers) is a lovely room with loose tables and chairs sitting on a fully carpeted floor. Exposed wooden beams to both the ceiling and walls are complimented by a stone built fireplace with inset multi fuel burner to one end.
Breakfast/Dining Room (24 covers) is to the side of the property with relaxing views from the window of the Peaks and the surrounding fields and hills. A popular place to sit! This room has loose tables and chairs on a fully carpeted floor and is able to be used as a breakfast room, dining overflow or even for small meetings or parties. Exposed wooden ceiling beams and exposed stone walls add to the ambience and atmosphere. A small Private Dining area (8 covers) leads off from this room.
Ladies and Gents W.C.'s.
There is a fully equipped Commercial Catering Kitchen with stainless steel appliances and surfaces (appliances not tested), 5* EHO rating and prep, wash up and dry goods store area leading off. There is also a below ground floor cellar and additional storage.

The lovely owner's accommodation is located on the 1st floor and converted attic space. This briefly consists of 3 double bedrooms (1 En-suite), lounge/sitting area and bathroom. There are exposed stone walls throughout and exposed wooden beams in the converted attic area.

Situated on the 1st floor of the property are 5 En-suite letting rooms consisting of 1 Superior (4 poster), 2 Double and 2 twin rooms that have been accredited with a 3* Visit England rating. All have tea/coffee making facilities and Flat screen TV. The rooms have private access and some have feature exposed stone walling.

To the rear of the property is a wonderful floodlit 3-tier hard standing patio area with wooden picnic benches (50+ covers) providing grand views from all angles of The Peaks, the valley and beyond. It is no small surprise that this was previously listed in the top 15 British beer gardens guide. A small serving hatch leading directly from the bar provides refreshment on hand and there is a BBQ area to the side. A wonderful place to sit and eat, drink or rest those weary walking legs. To the front and side of the property is the patron's parking for circa 11 cars and further on street parking is readily available nearby. There is a smoking solution to the front of the property and fridge/freezer storage to the side.

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 9am to midnight
Fri-Sat 9am to 1am
Current opening hours are:
Mon 5pm to close
Tues-Fri 12noon/3pm & 5pm/close
Sat/Sun 12noon to close
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 8 years remaining of the Enterprise Inns owned full repairing and insuring, renewable agreement. We are advised that the inn is fully tied on all products (wet sales only) however attracts off invoice discounts of up to 64.50 per barrel. We are informed that the rent is currently 23,460 per annum to be reviewed in 2018. 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 circa 324 per annum.

The current owners purchased the business in 2006 and have since established a solid trading foundation offering quality food, drink and accommodation to a not only a loyal, repeat and desirable clientele but also to the many tourists and workers that frequent the area. For the past 10 years this business has been an entry in the Good Pub Guide, the Good Beer Guide for the past 6 and an AA Pub Guide entry also. The business is at the centre of the local community and alongside being in the local quiz league also offers a weekly in house quiz and weekly Bluegrass music evening. After many successful years in the industry our vendor clients are now looking to retire and take life at a more leisurely pace. The business is currently operated by the owners assisted by 2 full time and 6 part time members of staff. We are advised that accounts declare takings of circa 213,600 inclusive of VAT for year ending April 2015 - 45% wet, 32% Food & 23% Accommodation sales (with excellent gross margins achieved on accommodation and food sales). New owners could continue to operate the business using the same formula or explore the obvious opportunity of extending the opening hours and pointing the business further in the direction of the tourist trade.

For further information on the property please see:

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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