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5 bedroom pub for sale



Property Description

Full description

Tenure: Leasehold



Excellent and sought after rural village location close to Newmarket.

Proposed development of 150 homes nearby including new local shop.

Welcoming and stylish themed Bar (circa 32).

Separate Restaurant with exposed beams (circa 18).

Separate Function/Meeting Room (circa 20 seated).

Fully equipped Commercial Kitchen.

Spacious 5 Bedroom Owners' Accommodation.

Extensive Garden and Patio with covered smoking area. Advised that proposed village development will include refurbishment of Beer Garden.

Large Patron's Car Park.

Advised current turnover circa 269,054 (incl. VAT) for year ending April 2015.

Trade split 15% wet, 85% food.

Punch Tavern partially tied lease 14 years remaining.


This popular and highly desirable inn and restaurant can be found on the Suffolk and Cambridgeshire border just off the A142 close to Newmarket. Fordham is a typical rural Cambridgeshire village with a local co-op, primary school and parish church. The larger market town of Newmarket which is world famous for horse racing and has many shops, cafes, leisure centre and places of interest etc is only 4 miles away and the bustling and vibrant cathedral town of Ely with its picturesque river setting is 9 miles away. Also there are several highly popular villages in close proximity.

We are advised that there is a proposed development of 150 new homes very close by including a new local shop - and this proposed village development will include refurbishment of Beer Garden.

Is an impressive 2-storey building of brick construction under a pitched tiled roof and has been well maintained. It should be noted that there may be some change to the car park and garden, however this would be advantageous to the business as within the proposed plans the garden and patio would be re-landscaped and refurbished.

The Bar (circa 32) has a welcoming atmosphere and has a stylish jazz theme with musical instruments and memorabilia, wooden flooring, fully equipped wooden bar servery with bottle fridges and bar fonts etc. and is furnished with leather style chairs, matching tables and bar stools.

Restaurant (circa 18) which is separate to the bar also with wooden floor, exposed beams, wooden bar servery/waiter station and is furnished with matching tables and chairs.

Function/Meeting Room (circa 20 seated) which is located on the first floor and has a feature fireplace, wooden floor, air conditioning unit and is furnished with banqueting style tables and chairs.

Catering Facilities there is a fully equipped Commercial Kitchen with stainless steel surfaces, extractor system, 9 burner cooker, tandoori oven etc., separate washing up and prep area, dry store and fridge and freezer storage (appliances not tested).

Cellar not seen, advised is in good working order and well maintained.

Ladies & Gents W/C all in good order.

Located on the first floor comprises of 4 double bedrooms, 1 single bedroom and family bathroom (not seen) advised all in good order.

There is an extensive garden and patio area with plants, shrubs and picnic benches, covered smoking area with patio tables and chairs and large patrons car park.

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- Thurs 11.00am to midnight
Fri-Sat 11.00am to 01.00am
Sunday Midday to 11.00pm

Current opening hours are:

Tue - Sun 5.30pm to 11.00pm

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 14 years remaining of the Punch Taverns full repairing and insuring renewable agreement. We are advised that the inn is tied for draught beer, cider, real ale and bottled beers.
We are informed that the rent is currently 28,029 per annum to be reviewed May 2020. We are advised that at the end of 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 mains services (no services seen or tested). Business rates payable are advised as currently being circa 4,530 per annum.

Our vendor clients have owned the business for the last 14 years and in which time have built up a well established and growing trade from the local community and surrounding area. This establishment has an excellent reputation for quality authentic indian cuisine and regular live jazz music and attracts customers not only from the local villages but also from nearby towns such as Ely and Newmarket. We are advised by our vendor clients that the Just Eat service is ready to go live at no extra cost which would certainly increase the take-away trade. The business is currently being run by two full-time chefs, one part-time kitchen assistant, one part-time front of house manager and part-time bar staff as and when needed. Our vendor clients now reside in France and have decided they now wish to sell the business, etc.
We are advised that accounts declare takings of circa 269,040 (inc. VAT) for year ending April 2015. There is massive potential for new owner operators to take this business forward by continuing with the Indian cuisine and extending the opening hours to include lunch-time, introducing theme nights and utilising the function/meeting rooms for corporate use or private functions such as weddings, parties etc and also by holding regular outside events such as bar-b-ques, festivals and family days. Alternatively by reverting back to being a traditional inn offering real ale and good quality home cooked pub food and utilising the function room and outdoor facilities as previously mentioned. The new proposed housing development will provide additional clientele.

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

This business was viewed by Geoff Bryan who would be delighted to discuss further details and can be contacted on 07887 571720.

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.

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