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2 bedroom pub for sale



Property Description

Key features

  • Located in the Lincolnshire village of Weston Hills just off the A16 and only 2 miles from the vibrant and busy market town of Spalding.
  • Open Plan Lounge/Bar (circa 55+ standing) with exposed wooden ceiling, Snug/Lounge Area with exposed stone/brick built fireplaces.
  • Self-contained multi-use Tea Room/Shop/Function Room (circa 40+ standing) with exposed wooden ceiling and wall beams.
  • Fabulous attractive Self-Contained Holiday Cottage with private access and enclosed grassed garden.
  • Spacious well equipped dual purpose Kitchen with 5 star EHO rating.
  • Rear block paved Patio Area with rolling countryside views : Smoking Solution : Car Park.
  • Desirable 1 Bedroom Owners Accommodation with Private Roof Garden & fabulous countryside views.
  • Advised turnover circa £84,051 (incl. VAT) to y/e June 2015 (lifestyle choice).
  • Trade 80% wet : 20% food sales.

Full description

Tenure: Freehold



This desirable unopposed traditional Inn is located in the attractive Lincolnshire village of Weston Hills in the South Holland district only 2 miles east from vibrant market town of Spalding. Weston Hills has a highly commended primary school, a village hall/Post Office and a church. Nearby points of interest include the town of Market Deeping (13 miles) and the bustling market town of Kings Lynn is 25 miles away. Other nearby attractions include the village of Moulton (with the tallest mill in the UK), Baytree (the UK's largest garden centre) and there are regular car boot sales held in the vicinity at least 3 times a week. The local road network is very good and the property sits just off the main A16 with the A17, A52 and a series of other 'A' roads close by.

This lovely inn is of mostly rendered brick construction and sits under a pitched, slate and flat roof. Entrances to the front, side and rear of the property provide access to all the trading areas. These consist of:

Lounge/Bar Area (circa 55+ plus standing) is a traditional open-plan room full of character and rustic charm. The room has loose tables, chairs, stools and upholstered perimeter bench seating complimented by exposed wooden beams to the ceiling and walls. The room is mostly carpeted with a wooden oak floor leading off to one end into a cosy Lounge/Snug Area with a roaring wood burner set in an exposed brick fireplace. To the other end is the bar area with pool table, darts throw and wall mounted HDTV. There is a well presented central bar server of wood construction offering 3 cask ales.

Multi-use Tea Room/Shop/Function Room (c40+ plus standing) is a lovely light and bright room to the rear of the property with loose tables and chairs able to be laid out as required to suit the occasion. The room has painted exposed wooden wall and ceiling beams, a parquet effect laminate floor, ice cream and chiller display units and a wooden bar server offering 1 cask ale. This area really is multi-use and can be used as a village shop, tea rooms or function room for example.

There is a good sized well-equipped dual purpose Catering Kitchen with stainless steel appliances and surfaces (appliances not tested). A utility room, fridge/freezer store room leads off.

Ground floor Beer Cellar with python, pumps, and remote etc.

Ladies & Gents WC's.

The owner's accommodation briefly consists of 1 double bedroom, lounge, bathroom and office. There is also a private 1st floor roof garden that provides rolling Lincolnshire countryside views to the rear.

Adjoined to the side of the property is a highly desirable self-contained holiday cottage. This consists of 1 double en-suite bedroom and a good sized lounge/dining area. There is a lovely enclosed well-kept grassed garden and decked area to the rear that also provides rolling Lincolnshire countryside views and has private access. This cottage is currently under-used by the owners and provides immense opportunity to increase the turnover of the business whilst achieving excellent profit margins at the same time.

To the rear of the property is a pleasant block paved patio area with wooden picnic benches (circa 26+ covers) troughs and planters and rolling Lincolnshire countryside views. There is also a purpose built lit smoking solution with tables and chairs and even an armchair. The patron's gravel car park is to the front and rear and provides spaces for circa 26+ 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:
Mon - Sat 11.30am to 12.30am
Sunday 11.30am to 11.30pm

Current opening hours are:
Weds* Closed
Mon - Sat* 11.30am to midnight
Sun 11.30am to 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 property and business is being offered for sale freehold (although we have not had sight of the title deeds). We are advised that all mains services are connected (no services tested) and the property has an oil fired central heating system (plus wood burner) and uses Calor gas for cooking. Business rates payable are advised as being £Nil per annum.

The current owners purchased the business in 2007 and have since established a steady trading foundation and enviable lifestyle offering quality locally sourced and home cooked food to a loyal and desirable clientele. The business is currently operated by the owners themselves with no contracted staff members. They are looking to sell this freehold property in order to take life at a more leisurely pace. This unopposed inn is at the centre of the local community and plays host to 3 darts teams and a pool team. There is also monthly karaoke night and annual music festival held outdoors on the car park. We are advised that accounts declare takings of circa £84,051 (incl. vat) in the y/e June 2015 with a trade split of 80% Wet 20% food sales. The business is run as a lifestyle choice and new operators could continue to operate the business using the same formula or take the business to the next level by taking advantage of marketing and letting the adjoining holiday cottage that is currently not advertised.

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.

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