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4 bedroom pub for sale


Sold STC £295,000

Property Description

Full description

Tenure: Freehold



Grade II listed inn set at the foot of the Lincolnshire Wolds only 2 miles from Spilsby and with easy access to Horncastle and Alford.

Open plan Lounge/Bar (c50+) with exposed wooden ceiling beams, exposed brickwork, open coal fire and roaring log burner.

Restaurant (20 covers) with exposed wooden ceiling beams and exposed brickwork.

Well-equipped Commercial Catering Kitchen.

Attractive rear al fresco Patio Area : Rambler seating to front : Patron's Car Park.

3 cosy en-suite Letting Rooms with communal area and highly attractive lounge.

Stand-alone converted Barn offering further letting potential/Holiday lets with permission granted to create a micro-brewery.

Owner's Flat/Accommodation with private access.

Advised annual turnover of circa £90,883 (incl. VAT) to 31st March 2017 achieved on limited trading hours (lifestyle) and a trade split of 60% Wet : 40% Food.


This delightful unopposed inn is situated in the highly affluent and picturesque village of Raithby sitting at the foot of the Lincolnshire Wolds and in an area of natural beauty. Raithby (famous for its fabulous Grade I listed Hall) has only an inn and a church however is surrounded by other affluent villages, caravan sites and holiday lets and attracts holidaymakers, walkers, and equestrian enthusiasts all year round. The village sits on the main hourly bus route running between Skegness (13 miles) and the famous cathedral city of Lincoln (30 miles). The bustling town of Spilsby is only 2 miles away and the famous towns of Horncastle (8 miles) and Alford (10 miles) are also within easy reach. The nearby road networks are very good with the A16 only 5 minutes away and a series of other 'A' roads provide access in and out of this beautiful county.

This lovely Grade II listed village inn is of stonewashed brick construction and sits beneath a pitched, pan tiled roof. Entrances to the front and rear provide access to all the trading areas. These consist of:

Lounge/Bar (circa 50+ standing) is an open plan area bursting with character and rustic charm. The room has loose tables, chairs and stools all sitting on a fully carpeted floor. Exposed wooden beams to the ceiling look down on areas of exposed brickwork, a roaring log burner and an open coal fire with attractive copper fireplace. A central bar server of wooden construction offers 4 cask ales and has a coffee service station to service the whole trading area. The room also has a darts throw.

Restaurant (20 covers) leads off from the main trading area and double doors enable the room to be used for small parties or private meetings. Loose tables and chairs all sit on a fully carpeted floor and can be laid out as desired. Full of character and charm the room also has exposed wooden ceiling beams and areas of exposed stonewashed brick walls.

There is a small but well equipped Commercial Catering Kitchen with stainless steel appliances and surfaces (equipment not tested). Rear garage for storage.

Below ground floor Beer Cellar with python system, pumps and remote.

Ladies and Gents WC's.

The owner's accommodation is situated on the first floor and briefly consists of: 1 double bedroom, lounge and bathroom, having private access and a small private yard area with a pergola.

On the 1st floor of the property are 3 comfortable en-suite Letting Rooms (2 double / 1 twin) all with tea/coffee making facilities, WIFI and HDTV. There is a communal area to the first floor and an attractive lounge on the ground floor with a feature exposed brick-built fireplace. The rooms are currently marketed on the local Spilsby website only and in our opinion provide high profit margin business growth if they were marketed nationally.

To the front of the property is a small grassed and block paved area with seating provided (circa 10) for the many ramblers/walkers that pass by. A fabulous place to sit and watch the world (and horses) go by. To the rear of the property is an attractive slabbed patio area with wooden picnic benches (circa 20+) and colourful planters and troughs. Also to the rear is the Patron's Car Park with parking for circa 16 cars.
Adjacent to the property is a stand-alone 2-storey converted Barn that offers immense alternative use potential. This currently consists of: 1 bedroom, lounge, kitchenette and bathroom (first floor) and Micro-brewery room (with equipment stored), kitchen area and garage on the ground floor. We are advised that permission has been granted for a micro-brewery to operate. In our opinion this building provides opportunity for staff living accommodation or converting to 2 holiday lets (STPP).

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 - Sun 10am to 2am

Current opening hours are
Mon Closed
Tuesday 6pm to 10pm
Weds - Sat 12noon/2pm 6pm/10pm
Sunday 12noon to 2pm

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 property and business are being offered for sale freehold (although we have not had sight of the title deeds). We are advised that all available mains services are connected (no services tested) & the business uses LPG for cooking, oil for heating & also has a sceptic tank. Business rates payable are advised as being £NIL per annum.

The current owners purchased the freehold property in 2006 and have created an enviable lifestyle business offering locally sourced home cooked food and drinks and comfortable accommodation to a loyal, repeat and desirable clientele. Our vendor clients are now looking to retire from the business. The business is currently operated by the owners assisted by a full time member of staff. This unopposed business sits directly at the centre of the local community and plays host to one domino team. The quality of the business is recognised by the many excellent reviews on Trip Adviser and really does offer any new owner a base on which to grow and develop. We are advised that accounts declare takings of £90,883 (incl. VAT) to 31st March 2017 achieved on a trade split of 60% Wet and 40% Food sales trading on limited trading hours only (through personal and lifestyle choice). New owners could continue to operate the business using the same formula or may wish to take the business to the next level and beyond. In our opinion this could be achieved by extending the opening hours, marketing the letting accommodation on national letting and tourist websites whilst exploring the many untapped opportunities provided by the unused converted barn.

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

The property 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 via 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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