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6 bedroom pub for sale


Sold STC £79,950

Property Description

Full description

Tenure: Leasehold



Prominent roadside location set back from the busy A608 that runs between Derby and Heanor close to Belper and the stunning Peak District National Park.

Traditional Bar area (c20 plus standing) with exposed brick built fireplace and 5 cask ales on offer.

Lounge (c50 plus standing) with exposed wooden ceiling beams and an open through coal effect gas fire.

3 spacious and well-presented letting apartments with private parking and one with private garden.

Large enclosed grassed garden area (c80+) with marquee and Bar facilities: Smoking solution.

Fully equipped ground floor commercial catering kitchen with 5* EHO rating.

3 bedroom owners' accommodation.

Advised turnover circa 403,000 (incl. VAT) for year ending July 2016.

Trade split of: 73% Wet ; 21% Food ; 6% Accommodation sales.

Highly attractive privately owned totally 'Free of tie' renewable lease.



This business is located in the family friendly Derbyshire village of Smalley that sits on the main A608 running between the Derby (7 miles) and the bustling town of Heanor (3 miles). Smalley village itself has a Post Office, a Primary school & Pre-school and 2 churches. It is serviced by an excellent regular bus route that runs until the small hours. Nearby points of interest include the famous Denby village pottery centre (2 miles), the busy town of Belper (5 miles), Kedleston Hall and Markeaton Park (6 miles) and the stunning Peak District National Park is only a short drive away. The nearby motorway and road networks are excellent with the M1, A6, A1, A52, A36 and A610 all close by.


This popular thriving inn is of fully rendered brick construction sitting under a pitched, slate roof. The property occupies a prominent landmark position within the village and is set back from the main road.
A small entrance porch (with portable wheelchair access) to the front of the property provides access to the trading areas. These consist of:
Bar area (c20 plus standing) is a traditional small and cosy room with a warm and relaxing atmosphere. The room has loose tables, chairs, stools and wooden perimeter bench seating all sitting on a fully carpeted floor. To one end is a coal effect gas fire set in an exposed brick built fireplace beneath a wall mounted HDTV. To the other side of the room is a well presented bar server of wood construction with 5 cask ales on offer.
Lounge area (c50 plus standing) is a good sized room with a warm and welcoming feel. The room has loose tables, chairs, stools and wooden perimeter bench seating on a fully carpeted floor sitting beneath exposed wooden ceiling beams. There is a central open through coal effect gas fire to add to the ambience and this is complimented by a large selection of brewing and drink industry memorabilia that adorns the walls. There is a further well stocked bar server of wood construction with 3 cask ales on offer.

Ladies and Gents W.C.'s.

There is a fully equipped commercial catering kitchen located on the ground floor having stainless steel appliances and surfaces and a 5* EHO rating. A wash up, dry goods store, fridge freezer storage and prep area leads off. There is a below ground floor Beer Cellar with python, pumps and remote etc. Separate ground floor stock room.

The owner's accommodation is situated on the 1st floor and briefly comprises of 2 double bedrooms and 1 single/office, lounge, kitchen, bathroom and has private access.


There are 3 fully equipped and self-contained letting apartments (2 doubles / 1 twin). All are well-presented and spacious throughout with fitted kitchen, living room (with sofa bed), bathroom, bedroom and private parking directly outside the access door. One of the rooms has its own fabulous self-contained private garden area and all provide a relaxing facility for both the business and leisure traveller. In our opinion the apartments are not currently marketed to their full potential (through personal choice) and provide immense opportunity to be marketed on many national accommodation websites. This would result in achieving a higher percentage trade split with exceptionally high profit margins.


To the rear of the property is an attractive and spacious grassed beer garden with wooden picnic benches (circa 80+) and mature borders and surrounding shrubbery. There are facilities for 3 good sized marquees and facilities for an outside bar area. To the front of the property are further wooden picnic benches (c26 covers) set beneath lovely colourful hanging baskets and providing a great place to sit and watch the world go by. Also to the front is a covered smoking solution and the patrons lined car park with spaces for circa 28 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 11am to 1am
Sunday 11am to 11.30pm
Current opening hours are:
Mon - Thurs 12noon to 2.30pm
Mon - Thurs 5pm to 11pm
Fri / Sat 12noon to midnight
Sunday 12noon to 11.30pm
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 business is offered for sale as a lease assignment with approximately 4 years remaining of the privately owned, full repairing (internal only) and insuring, renewable agreement. We are advised that the inn is totally 'Free of Tie'. We are informed that the rent is currently 48,776 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 15,000 per annum.


The current owners purchased the business in 2010 and since then have established a solid and profitable trading foundation with a loyal and desirable clientele. The business is currently operated by the owners themselves assisted by 2-full time and 10 part-time/casual members of staff. The business is at the centre of the local community and plays host to several clubs and societies whilst running regular charity events and functions, a highly popular weekly quiz and an annual beer festival. It has also previously been voted by CAMRA as the 'Best Pub in Derbyshire. We are advised that accounts declare takings of circa 403,000 inclusive of VAT for year ending July 2016 with a trade split of 73% wet sales : 21% Food sales and 6% Accommodation. We calculate reconstituted Net profits to be in excess of c50,000 after adding back all private and one off costs. New owners could continue to operate the business using the same successful formula or they may wish to take the business to the next level. In our opinion this could be achieved by extending the opening hours and exploring the opportunity to market the letting apartments on national marketing websites.
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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