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4 bedroom pub for sale



Property Description

Full description

Tenure: Freehold



Picturesque location in front of the village green within Child Okeford, a lovely Dorset village.

Open Plan Lounge Bar & Dining Area offering seating for approx. 60 customers and benefitting from a bar servery area & wood burning fireplace.

Excellent 3 Bed Owners Accommodation.

Detached 1 Bedroom Holiday Cottage, not utilised by current owners.

Mature and enclosed Beer Garden with Pond.

Advised turnover circa 240,357 (incl.VAT) year end 03/17, based on a trade split of 90% wet and 10% food and offering an excellent recon net profit of approx. 65,000 per annum.

Freehold or New 10 Year 'Free of Tie' Lease.



This lovely Grade II Listed Village Inn with Holiday Cottage is located in the heart of Child Okeford, Dorset.
Child Okeford is a picturesque village nestled amongst the captivating landscape of the Blackmore Vale in the heart of the North Dorset countryside.
Situated on the River Stour, it is 4 miles from Sturminster Newton and 6 miles from Blandford Forum.
The civil parish has a recorded population of 1,114 according to the 2011 census.
This bustling village offers a village hall, community centre, playing fields with both a cricket and football pitch, doctors surgery, post office with general store, excellent primary school and a nursery.


The Grade II Listed Freehold property is built of brick construction under various pitched tiled roofs and benefits from a prominent central position in the heart of Child Okeford, Dorset.

The Open Plan Lounge Bar & Dining Area offers seating for approx. 60 customers. The bar area is traditional and is presented to a good standard offering a mix of carpeted and slate tiled flooring, a bar servery area, open fireplace, pool table and darts throw.
The room is home to a Darts Team, 3 Pool Teams, Football Team and regular Folk Nights.

Ladies & Gents W.C's.

There is a Semi-Commercial Catering Kitchen with stainless steel appliances (not tested) and work surfaces with a separate wash up area.

The Ground Floor Cellar has a python system, beer drop and coolers.


Within the grounds of the property is a Detached One Bedroom Cottage that offers a Double Bedroom, Lounge, Bathroom, Fitted Kitchen and its own Garden. This is ideal for a Holiday Cottage although our vendors are not utilising this at the moment, offering huge scope to increase profits.


Located on the 1st Floor and comprising of Three Double Bedrooms, Lounge with fireplace and Lovely Bathroom all in excellent decorative condition. Our vendors also have a small patio terrace area for their own use along with a garden with storage sheds.


This desirable property benefits from a mature and enclosed lawned Beer Garden offering seating for approx. 30 customers along with a fishpond.
There is a Car Park to the rear along with plenty of on street parking.
To the front of the property is further seating for 20 customers.


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:
7 days per week 11am - Midnight

Current opening hours are:
7 days per week Midday - 11pm

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 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 45,000.
2. The initial rent will be 30,000.
3. The annual rent is simply RPI linked to inflation every 3 years, hence no market rent reviews.
4. Rent payable quarterly in advance.
5. Lease assignable after initial 2 year period.
6. Free of all brewery and supply ties.
7. Each party responsible for own legal fees relating to the transaction.
8. We are advised that our vendor client would be agreeable to insert an 'Option to Purchase' clause within the lease agreement, to enable the lessee to subsequently purchase the freehold element at a price to be mutually agreed.

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 and is heated by gas central heating. (no services seen or tested). Business rates are advised as currently being 7,000 per annum (currently under review).


The current owners purchased the business in June 2015 and have put this highly profitable business on the market due to deciding to relocate abroad.
Our vendors are offering the property in excellent condition and a thriving business.

This is a one bar operation and is 'easy to run' with 90% wet sales. This would suit newcomers to the trade as well as experienced operators looking to increase the catering options.

We are advised that accounts declare takings of 240,357 (incl. VAT) in the year to end 03/17 on a trade split of 90% wet and 10% food. These figures are generating a very healthy reconstituted net profit of approx. 65,000 per annum.

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

The property was viewed by Marc Blackford who would be delighted to discuss further details and can be contacted on 07812 753014

Viewing appointments must be made via Guy Simmonds.

Details prepared: September 2017

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

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