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4 bedroom pub for sale



Property Description

Key features

  • Set in a Derbyshire High Peak village on the A6 only 3 miles from Buxton and Chapel-En-Le-Frith.
  • Bar Area (circa 30+ plus standing) with quality modern and contemporary furnishings and an attractive oak and tiled floor.
  • Restaurant (circa 34 covers) with quality furnishings & feature exposed stone built fireplace & log burner.
  • Fully equipped Commercial Catering Kitchen.
  • External side area suitable for Al Fresco conversion.
  • 4 Bedroom Owners Accommodation (Possible letting).
  • Advised Turnover circa £302,400 (incl.VAT) to 05/16.
  • Trade split of 60% Food ; 40% Wet sales.
  • Desirable brand new 'Totally Free of Tie' Private lease (incl. option to purchase) or Freehold.

Full description




This business is located high up in the 'White Peak' area within the Derbyshire High Peak National Park village of Dove Holes. The property sits directly on the A6 that runs through the village. Dove Holes has a Primary school, 2 churches, local businesses, several sports facilities and a Neolithic stone age monument known as the Bull Ring. It attracts tourists, walkers and ramblers all year round. The Peak District is a world of contrasting natural beauty and is known and loved by millions for its breath taking views, relaxation, inspiration and adventure. Other nearby points of interest include the Spa town of Buxton (3 miles), the town of Chapel-en-le-frith (3 miles) and the Blue John and Speedwell caverns are only 5 miles away. The road networks include the A6, A53 and A515 set amongst a series of other 'A'roads making the whole of the National Park easily accessible.


This two storey village inn is of stone construction, under a pitched, tiled roof and sits on the main road that runs through the village.
The property is well presented, immaculate throughout and furnished in a modern and contemporary style to an exceptionally high standard. The property has also been fully repointed and has new UPVC double glazed windows throughout.
A welcoming well-presented entrance porch to one side of the property and an entrance to the other both provide access directly to the trading areas. These consist of:
Bar Area (circa 30+ standing) is a vibrant well presented room with relaxed atmosphere. Modern quality loose tables, chairs, tubs, a poseur table with high stools and a leather settee all sit on a solid oak floor. Attractive Roman window blinds are complimented by local related photographs on the walls and wall mounted HDTV's positioned either side of the room. There is a well-stocked and well-presented bar server of wood construction offering 3 cask ales with an attractive tiled perimeter.
Restaurant (circa 34+ covers) is a lovely desirable room with a welcoming atmosphere. Quality loose tables, dining chairs, tubs and even a cosy 6-seater booth all sit on an attractive altro tile effect floor covering. Historic local related photos adorn the walls, Roman blinds to the windows and a feature exposed stone built fireplace with built in log burner to one end. To the other end is a bar server of wood construction. There is also a discreet wall mounted HDTV and coffee preparation station.
Below ground floor Beer Cellar with python system, cask tilts, remote, pumps etc and storage.
There is a fully equipped Commercial Catering Kitchen with stainless steel appliances and surfaces (equipment not tested). A separate wash up and fridge/freezer storage area leads directly off to one side.
Ladies & Gents WC's. / CCTV throughout.


Just like the trading areas, the owner's accommodation is of an exceptionally high standard and is located on the 1st floor. This briefly comprises of 4 well presented bedrooms (3 double & 1 single), 2 separate bathrooms, Lounge and kitchen. This could easily be converted to create a 1-bed en-suite either managers flat or letting accommodation to provide additional income to the business (see photos).


To the front and side of the property are a few wooden picnic benches sitting under colourful hanging baskets. Also to the front is the patron's lined car park with spaces for circa 10 cars. To the side of the property is an unused area that could be converted to a decked or patio Al Fresco area.


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 - Sun 12noon to 2am
Current food opening hours are:
Fri - Sat 12noon to 9pm
Sun - Thurs 12noon to 8pm
Wet opening hours are:
Mon - Sun 12 noon - 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 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 £47,500.
2. The initial annual rent will be £25,000.
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. Option to purchase the freehold within an agreed timescale (normally 3 years).
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 all available mains services are connected (no services tested). Business rates payable are advised as being circa £NIL per annum.


The current owners purchased the business in 2014 and following a major refurbishment have built an excellent reputation as a popular venue offering high quality locally sourced food, quality ales and wines. The business is currently operated by the owner's manager assisted by 3 full time and circa 10 part time/casual staff. It sits at the centre of the local community and is surrounded by other affluent towns and villages. Whilst playing host to regular live music, a music quiz, themed food and charity events the business also supports its own football and cricket teams. Due to other business demands our vendor clients are reluctantly looking at selling the business or freehold on. We are advised that accounts declare takings of circa £302,400 (incl. VAT) to May 2016 with a trade split of 60% Food and 40% Wet sales. New owners could continue to operate the business using the same successful formula or may wish to take the business to the next level. In our opinion this could be achieved by extending the opening hours, exploring the opportunity of introducing a letting offer or even investigating plans to create an Al Fresco drinking and dining area if desired.
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)

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