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2 bedroom pub for sale


Sold STC £475,000

Property Description

Key features

  • village location situated in the National Forest to the North of Lichfield, South West of Burton upon Trent and only a short drive from Uttoxeter Racecourse & Cannock Chase.
  • Well presented Open Plan Trading Area (62+ covers) with exposed brickwork, feature open coal fire, central bar server & coffee preparation area.
  • Fully equipped Catering Kitchen with 5* EHO rating.
  • Grassed & Patio Garden Areas with rolling countryside views : Large lined Car Park.
  • 2 Double Bedroom Owners Accommodation with private access.
  • Advised Turnover is 492,600 (incl.VAT) to year end November 2015 with the reconstituted net profits in excess of 110,000.
  • Trade split is approx 75% Food : 25% Wet.
  • Desirable brand new totally Free of Tie Private lease (inc option to purchase) or Freehold.

Full description

Tenure: Freehold



The business is located in the National Forest sitting directly on the A515 in the large pretty Staffordshire village of Yoxall. Situated nearby is the Cathedral City of Lichfield (8 miles), the famous brewing town of Burton upon Trent (10 miles) and the populous town of Cannock is only 13 miles away. Yoxall itself has all the necessary amenities, schools and shops and is surrounded by a mass of popular desirable garden centres. Nearby points of interest include Uttoxeter Racecourse (only 20 minutes), St Georges Park (England football team training centre), the National Memorial Arboretum and Cannock Chase (set in picturesque countryside covering 360 hectares, including some 90 hectares of water). The local road networks are excellent and the M6/M6 Toll and A38 are all within easy reach.

The property is immaculate throughout and within the last 2 years has been refurbished and furnished to an exceptionally high standard.

This highly profitable inn is of partially rendered brick construction, sitting under a pitched, tiled apex roof. An attractive entrance porch with accessible ramp to the front of the property provides access to the Open Plan trading area. This consists of:

Open Plan Trading Area (circa 62+ covers plus standing) has a lovely comfortable, warm and welcoming atmosphere. Loose assorted Farmhouse tables and assorted chairs sit on segregated areas of carpeted and oak flooring beneath areas of attractive painted wooden ceiling. Desirable and enviable bric-a-brac adorns the upper walls complimented by painted wood cladding below dado level. To one end is a wonderful feature open coal fire set in an exposed brick built fireplace with further areas of exposed brick throughout the trading area. There is a well stocked and well presented central bar server of wood construction with an oak perimeter offering 2 local cask ales and a coffee station sits to one side.

There is a good sized fully equipped Commercial Catering Kitchen with stainless steel appliances and surfaces (equipment not tested) and 5* EHO rating. There is also a wash up and prep area and separate fridge/freezer/dry goods store leading off.

Below Ground floor Beer Cellar with python system, pumps, remote and cask racking.

Ladies, Gents, Accessible/Baby change WC's.

The owner's accommodation has private access and is located on the 1st floor. This briefly consists of 2 Double Bedrooms, Lounge/Diner, fitted kitchen (with rolling countryside views), bathroom with separate shower cubicle and WC. There is a small private yard area with further storage facilities.

To the front of the property are two small areas of grass and slabbed patio with wooden picnic benches and metal garden furniture. There is also a lit smoking solution discreetly tucked away. Also to the front is the patron's lined car park with parking for circa 40+ cars. To the side of the property is a large wooded grassed area with wooden picnic benches and lovely rolling countryside views.

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:
Mon - Fri 10am to 11pm
Saturday 10am to midnight
Sunday 11am to 11pm

Current opening hours are:
Tues - Sat 12noon to 3pm
Mon - Sat 5.30pm to 10.30pm
Sunday 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 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 60,000.
2. The initial annual rent will be 40,000
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.

All mains services are connected and the property uses LPG for cooking and heating purposes (no services tested). Business rates payable are advised as being circa 3,400 per annum to include all relevant reliefs.

The current owners purchased the business in 2013 and have since totally refurbished and transformed the property and business. It has an excellent reputation for offering high quality locally sourced home cooked food and drinks in superb immaculate well presented surroundings. The business is currently operated by the owners themselves assisted by 3 full and 18 part time members of staff. We are advised that the turnover to the end of November 2015 was 492,600 (inc VAT). This has been achieved on a trade split of 75% Food sales and 25% Wet sales. We calculate the reconstituted net profits after adding back depreciation and one off costs to be in excess of c110k. New owners could continue to operate the business using the same highly successful formula or may even wish to take the business even further by taking advantage of the obvious opportunity of extending the opening hours. As this property sits on a large plot there is also an opportunity to extend the trading area (STPP) to create further dining covers if desired.

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