This property has been removed by the agent. It may be sold or temporarily removed from the market

View similar properties

4 bedroom pub for sale



Property Description

Full description

Tenure: Leasehold



Pretty Derbyshire village on the main road between Ashbourne & Wirksworth near Carsington Water on the southern edge of the Peak District National Park.

Open Plan trading area (circa 90 covers) with exposed wooden ceiling beams, oak and flagstone flooring and a centrally positioned log burner.

40 cover conservatory extension (brand new in 2017).

Spacious enclosed grassed garden areas to front and rear (200+) with wooden picnic benches, children's play equipment and able to hold marquee events.

2 En-suite letting rooms (brand new in 2017).

Fully equipped catering kitchen with 5* EHO rating.

2 Bedroom refurbished owner's accommodation.

Adjacent 1.5 Acre caravan park to be developed in 2017 (STPP- but not included in the lease).

Advised current sales circa 350,373 (incl. Vat) to year end May 2016 - 60% Food : 40% Wet sales.

New highly desirable Private 15 year totally 'Free of Tie' renewable Lease with an attractive rent.
Available Easter 2017 - new lessee involvement in the scheme welcome prior to completion.



This desirable business is located in the Derbyshire village of Kniveton on the main road running between the popular historic market towns of Ashbourne (2 miles) and Wirksworth (7 miles). Kniveton sits on the southern edge of the Peak District and has a primary school (with outstanding Ofsted reports), a church and a village hall. Nearby housing developments are ongoing and there are several holiday cottages and a caravan site nearby. The popular Carsington water is only 2 miles away and the nearby tourist magnet town of Ashbourne has the start of the Tissington trail in the town itself. The walker's and tourist's paradise of Dovedale, Buxton and Matlock are also within easy reach. The local road networks are excellent with the A52 (running between Derby and Leek), M1 and A38 set amongst a mix of other 'A' roads all easily accessible.


This attractive inn sits on an approx. 2.5 acre plot (not measured) and is of mostly rendered brick construction, sitting under a pitched, tiled apex roof. An entrance porch to the front of the property provides access to the open plan trading area.
Open Plan Trading area (circa 90 covers plus standing) is a very well presented room full of character and rustic charm. Loose assorted farmhouse tables, chairs, wooden pews and benches all sit on segmented areas of solid oak, flagstone and carpeted flooring. Exposed wooden beams to the ceiling look down on a centrally positioned log burner with below dado cladding and an area of exposed stone wall to one end. There is a well presented bar server of wooden construction offering 3 cask ales. Double doors lead out onto the spacious enclosed grassed Al Fresco beer garden to the rear. *Planning permission has been granted to build a new 40 cover conservatory extension in this area. This will create additional dining covers but will also enable private functions and weddings etc to be hosted in this area and also the rear garden. We are advised this will be fully completed prior to the lease assignment.
Ladies, Gents and accessible W.C's.
There is a fully equipped commercial catering Kitchen with 5* EHO rating and stainless steel appliances and preparation surfaces (appliances not tested). There is also a wash up, prep area and separate fridge/freezer storage area. Partially below Ground Floor Cellar with python, remote and pumps etc.


Situated on the 1st floor and will be fully refurbished as part of the brand new letting accommodation scheme. Briefly consisting of: 2 double Bedrooms, lounge, kitchen and bathroom.


Located on the 1st floor will be 2 en-suite letting rooms with private access. These are currently being built and we are advised will be fully completed prior to the lease assignment.


To the rear of the property is a lovely enclosed grassed garden area with wooden picnic benches and iron garden furniture (circa 100+). The garden is surrounded by trees, hedges and shrubbery borders with a wooden bandstand to one end. This area will remain when the conservatory extension has been completed and will be a highly attractive proposition to host weddings, parties and functions (even in a marquee if required). To the front of the property is a further L-shaped grassed garden area with adjoining patio. This area has wooden picnic benches (circa 100+) and children's play equipment. Also to the front of the property is the patron's car park and overflow providing spaces for circa 50+ 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 - Thurs 10am to midnight
Fri - Sat 10am to 12.30am
Sunday 11am to midnight
Current opening hours are:
Mon/Tues Closed
Weds - Fri 6pm to 11pm
Saturday 12noon to midnight
Sunday 12noon to 9pm
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 new highly favourable 15 year privately owned FRI Lease Agreement.
1. The asking premium will be 80,000.
2. The initial annual rent will be 40,000.
3. The annual rental is simply RPI linked to inflation every year, hence no market rent reviews.
4. Rent payable monthly 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.

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 mains services (services not tested) with LPG for cooking and an oil fired central heating system. Business rates payable are advised as currently being circa 3,120 per annum.


The current owners purchased the freehold business in 2013 and have since established a solid food led trading foundation offering quality home cooked and locally sourced food to a loyal, repeat and desirable clientele. The business is currently operated by the owners (3 family members) assisted by circa 2 full and 10-part time/casual members of staff. Our vendor clients are now looking to lease the property on a totally 'free of tie' basis in order to concentrate on their other business interests. The business really is at the centre of the local community and offers several food based theme evenings throughout the week whilst also playing host to 2 dominoes teams. We are advised that accounts currently declare takings of circa 350,373 (incl. vat) in the year to end May 2016 on a trade split of 60% Food and 40% Wet sales. Following the creation of the 2 new en-suite letting rooms and the conservatory extension in our opinion turnover should increase to be in excess of 500,000 (inc VAT). In addition to this the new circa 20+ caravan or circa 9 quality wooden lodge creation on the adjacent 1.5 acre field (plans attached but not included in the lease) really will take this business to the next level and beyond. This business would ideally suit an enthusiastic operator/couple or company with experience in a similar hospitality environment. This business should be available to be taken over at Easter 2017 and new lessee involvement in the scheme prior to completion is welcome.
Accounting information for this business 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)

Map & Street View

Disclaimer - Property reference 7837. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Guy Simmonds, National Licensed Property Agents. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

* This is the maximum possible speed. Broadband speed may be lower at peak times and can be affected by a range of technical and environmental factors. The speed you receive where you live may be lower than that listed above. Fibre/cable services at your postcode are subject to availability. You can confirm availability on the provider's website. The information is provided and maintained by

Map data OpenStreetMap contributors.