4 bedroom pub for sale



Property Description

Full description

Tenure: Freehold



Most impressive traditional inn and restaurant in an enviable location close to the busy market town of Beccles in Suffolk.

Characterful main bar (circa 16) with a welcoming atmosphere.
Cosy snug with feature brick fireplace and gin bar.

Stylish restaurant (circa 20) with exposed beams and brickwork.

Conservatory (circa 14) with feature bay windows.

Spacious 4 bedroom owners accommodation.

Stunning enclosed patio and beer garden.

Fully equipped commercial kitchen.

Large patron's car park.

Advised turnover circa £303,931 (incl.VAT) year end October 2017.
Trade split is approximately 60% wet, 40% food.


This attractive and eye-catching business can be found in the rural Suffolk village of Shadingfield on the A145 approximately 4 miles south of Beccles and is joined with the village of Willingham St. Mary. Shadingfield is a typical Suffolk village with a population of around 200 and is home to John The Baptist Church. There are no local amenities in Shadingfield however, the busy Norfolk Broad market town of Beccles with it array of shops, cafes, leisure facilities and picturesque quay setting, also schools, doctors ect, is only 4 miles away and the popular coastal holiday town of Southwold is 10 miles away, there are also several surrounding villages such as Sotterley and Rendisham.

The property is a well appointed two storey building of brick construction under a pitched tile roof, parts of it dating back to the 16th century. It is full of immense charm and character and has been maintained by the present owner to a high standard.
Main Bar (circa 16) has a welcoming and inviting atmosphere with exposed beams, central inglenook fireplace with wood burner, fully equipped brick built bar servery with an array of real ales, T.V., fully carpeted and furnished with traditional wooden tables and chairs.
Snug is a cosy room with a large brick feature fireplace with wood burner, exposed beams and brickwork, brick built bar servery, fully carpeted and incorporates a separate fully stocked gin bar.
Restaurant (circa 20) is very stylish also with a wealth of exposed beams and brickwork, wooden panelling and fully carpeted and furnished with wooden high back leather chairs.
The Conservatory, (circa 14) which leads out on to the patio has an inviting atmosphere with a large feature bay window and is also stylishly furnished with wooden tables and high back leather chairs.
Catering Facilities, there is a fully equipped commercial kitchen with stainless steel surfaces, stainless steel fridges and freezers, 6 ring cooker, extractor system, salamander grill etc, also a separate prep area and walk in fridge.
Owners Accommodation, located on the first floor comprises of 3 double bedrooms and 1 single bedroom, lounge, domestic kitchen, bathroom and shower room all very spaciou and in good decorative order.
Ladies & Gents WC's all in good decorative order.
Cellar located on the ground floor in good order and well maintained.

There is a stunning enclosed block paved patio area with Victorian street lamps, gas bar-b-que and a wooden link bridge to a further enclosed beer garden laid to grass with picnic benches, plants and shrubs which is ideal for families, also a large patron's car park for approximately 30 cars. It should be noted that there is a right of way to a static lodge site to the rear of the 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:

Sun- Thurs 12noon to 11.30pm
Fri-Sat 12noon to 01.00am

Current opening hours are:
Sun - Thurs 12noon to 11.30pm
Fri-Sat 12noon to 01.00am

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 is being offered for sale freehold (although we have not had sight of the title deeds). All mains services are connected with bulk calor gas for central heating and cooking (no services tested). Business rates payable are advised as being circa nil per annum.

Our vendor clients took over the business in October 2007 and in which time they have built up a well-established and highly successful wet trade
and is well renowned for real ale and won the North East Suffolk CAMRA Award for Rural Pub of the Year 2014 and has now been awarded CAMRA Pub of the Year for Suffolk 2018 and
could also win CAMRA Pub of the Year. This establishment also enjoys an excellent reputation
for high quality traditional food from the local community and surrounding area and is very much a destination food venue drawing trade not only from the surrounding villages but also from the larger market towns of Beccles, Bungay and Halesworth. Due to it's superb location it also benefits from a high level of passing trade especially during the Summer months. Because of the excellent and versatile facilities this establishment is a very popular venue for private functions and meetings and is host to the MG Owners Club, and Real Ale Club. The regular Friday night live music is very well supported, this Inn is definitely the hub of the community.

We are advised that accounts declare takings of circa £303,931 (incl. VAT) for the year to end October 2017.

This business is currently being run by the owner full-time, 2 full-time chefs and 7 part-time staff.
Our vendor client has now decided he wishes to spend more time with his family and has decided to sell the business. There is real growth potential for new owner operators to build on this already successful establishment by continuing with the current formula and by holding more family events and festivals etc.

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

The property 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 via Guy Simmonds on.

Details Prepared: 4th May 2018

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)

Nearest stations

  • Brampton (1.8 mi)
  • Beccles (3.4 mi)
  • Halesworth (5.3 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Guy Simmonds Business Transfers Limited , National Licensed Property

Coppice Farm, Ashby Road Melbourne, DE73 8BJ

01332 448136 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest stations

  • Brampton (1.8 mi)
  • Beccles (3.4 mi)
  • Halesworth (5.3 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Guy Simmonds Business Transfers Limited , National Licensed Property

Coppice Farm, Ashby Road Melbourne, DE73 8BJ

01332 448136 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Disclaimer - Property reference 8086. The information displayed about this property comprises a property advertisement. Rightmove.co.uk 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 Business Transfers Limited , National Licensed Property. 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.

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