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6 bedroom pub for sale



Property Description

Commercial information

  • Business for sale

Key features

  • Imposing 17th century traditional inn situated in the highly sought after location of Cow Roast.
  • Cosy Lounge Bar (circa 10), Welcoming Public Bar (circa 25), Versatile Restaurant (circa 30+ covers)
  • Good Sized Beer Garden (100+) and Patron’s Car Park for circa 50+ cars.
  • Additional plot of land ideal for camping/caravan site subject to the necessary planning permissions
  • Fully equipped Commercial Catering Kitchen.
  • Impressive 6 bedroomed family accommodation.
  • Advised current annual sales circa £210,000 (incl. VAT).
  • Trade split circa 75% wet sales and 25% food sales.
  • Punch Taverns part tied renewable lease.
  • Potential to expand on food business. IDEAL FIRST TIME BUY.

Full description

Tenure: Leasehold



This outstanding business is situated in the beautiful and unspoilt county of Hertfordshire, in the affluent and highly desirable hamlet of Cow Roast and can be easily reached from junction 8 of the M1 motorway. Being situated North West of London makes this superb location an excellent commuter area with easy access to the M4, M1, the M25 London Orbital, the M11 and A1(M) motorways and the major international airports of Luton, Stansted, Heathrow and Gatwick. This charming and characterful inn is a well-used and popular venue with the area having mixed demographics offering solid local, destination, and commercial trade emanating from the surrounding and affluent catchment areas, and also having an excellent level of passing and repeat trade.
An enviable place to reside and a compelling trade opportunity.

This wonderful inn is an attractive and impressive grade II listed 2-storey property and occupies an excellent trading position.

Main entrance at the front leading into the Lounge Bar.
Lounge Bar (circa 10) is a cosy room with a return bar servery and is furnished with loose polished tables, leather chairs, a leather sofa and bar stools. There is also a feature brick built inglenook open fireplace and flagstone flooring. Access to the W.C’s. Restaurant and Public Bar.
Public Bar (circa 25) is a traditional and welcoming room having a feature return bar servery with a solid polished counter and a matching back fitting with trade optics and refrigerated bottle coolers (not tested), which is complemented by a range of loose polished tables, upholstered pew style seating, chairs and bar stools. There is also a feature brick built log burner fireplace, part quarry tiled and part oak flooring and timber pillars adding to the charm and character of the room. There is also a pool table, a digital jukebox and 2 games machines.
Restaurant (circa 30+ covers) is a good sized versatile room, ideal for private functions, meetings and wakes etc and is well furnished with a good range of solid polished tables and leather chairs. Access to the Beer Garden.
Catering facilities include a good sized fully equipped commercial Kitchen with stainless steel appliances and preparation surfaces (appliances not tested). There is also a walk-in chiller.
Lower Ground Floor Cellar with dray drop, pumps, python, post mix and cooler.

Ladies and Gents W.C.’s.

Being of a good size throughout and presented in good decorative order is situated on the 1st floor and briefly comprises: 6 bedrooms, lounge, dining room, kitchen, office and shower rooms x2.

At the rear, there is a good sized lawned Beer Garden (circa 100+) with timber picnic benches. There is also a paved patio area and a children’s play area. There is also a private yard providing storage facilities and a triple garage also used for storage. Patron’s car park for circa 50+ cars.
N.B. Agents Note: There is an additional plot of land at the rear which could be used as a camping/caravan site subject to the necessary planning permissions.

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:
Monday – Wednesday – 11.00am – 11,45pm
Thursday – Saturday – 11.00am – 12.45am
Sunday – Midday – 11.45pm
The current opening hours are as follows:
Monday – Wednesday – 4.00pm – 11.00pm
Thursday & Sunday – Midday – 11.00pm
Friday & Saturday – Midday – Midnight

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 3 years remaining of the Punch Taverns, full repairing and insuring, renewable agreement. We are advised that the inn is partially tied to draught beers, bottled beers and ciders. We are informed that the rent is currently £46,670 per annum. 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 £??????? per annum.

Our vendor client operates this excellent business as a ‘sole trader’ on a full time basis with the assistance of 1 full time and 2 part time members of staff. Trade is currently derived from circa 75% wet sales and 25% food sales and whilst emulating the current business model there is still immense potential for a new hands-on owner operator partnership to take this business to the next level by exploiting the obvious food and functions potential and also focussing on a strategic marketing campaign to promote the business for private parties and wakes etc.
This is an extremely rare and outstanding opportunity for those seeking a lifestyle change or even an alternative career from the fast pace of London or even as an additional income stream whilst commuting.
Advised current sales are circa £210,000 (incl. VAT). This delightful inn is a well-established and successful business and in our opinion with the above areas of potential we would quite easily expect a fully focussed and fully committed operator to achieve a turnover well in excess of £300,000 (incl. VAT).

Accounting information will be made available to interested parties after viewing.
This business was viewed by Martin McConnell who would be delighted to discuss further details and can be contacted on 07970 213549.

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.

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