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Eton Mess, 55 High Street, Eton, Windsor, SL4 6BL


£317.28 per sq ft

Business rates & charges may apply

Savills, Margaret Street - Licensed Leisure

3,136 sq ft

291 sq m


Pub for sale

Key features

  • Public House for sale or to let
  • Windsor Castle is a short distance to the south via the Windsor Eton Bridge
  • 5 well fitted en-suite letting rooms at first floor
  • Offers are invited in excess of £995,000 for our client’s freehold interest with vacant possession
  • Guide rent of £65,000 per annum for a new free of tie lease
  • GIA approx. 4,386 sq ft
  • Enclosed trade patio to the rear
  • Busy high street location in Eton
  • Site area 0.072 acres (0.03 hectares)


The property comprises a two storey mid-terraced building with exposed brick elevations beneath a multi pitched tiled roof. To the rear elevation is an enclosed trade patio with access from the rear of the trading area for approximately 22 covers.

The Eton Mess is located in Eton just to the north of the River Thames and Windsor Castle, approximately 1.0 mile (1.7 kilometres) south of Slough, 5.9 miles (9.5 kilometres) north east of Ascot and 20.2 miles (32.5 kilometres) west of Central London.

The property occupies a prominent high street location on Eton’s busy High Street (B3022) with the surrounding area a mix of commercial and residential. The immediate area is very popular with leisure operators with nearby occupiers including Costa Coffee, Cote, Zizzi, The George (Stonegate) and Browns. The property is served by Windsor & Eton Riverside Station which is 300 metres to the south and provides travel to London Waterloo in 58 minutes.

The accommodation comprises the following areas:

The ground floor comprises an open plan trading area with central bar servery. Ancillary areas to the rear comprise ladies and gentlemen’s WC’s and a trade kitchen. The basement comprises a number of stores, office and cold room.

The first floor is accessed from the rear of the property and comprises a managers bedroom, store cupboard and five en-suite double letting rooms with letting room no. five also benefiting from an external balcony. The first floor can be accessed via an internal staircase from the main trading area as well as via an alleyway from King Stable Street to the rear of the property.

The site extends to approximately 0.072 acres (0.03 hectares).

Guide Price
Offers are invited in excess of £995,000 for our client’s freehold interest with vacant possession

Alternatively, a new free of tie lease is available for a term to be negotiated at a guide rent of £65,000 per annum.

Rateable Value
2023 Rateable Value - £32,000.

The subject property is not listed however, it is listed as an important non-listed building (Windsor Council) and is situated within the Eton Conservation Area Southern Area.

Freehold or leasehold.

Our client owns the property freehold under title numbers BK340073 and BK321129 which are outlined in blue and red respectively on the above map. The houses to the rear of the pub benefit from a right of way over the area outlined in blue.

The property has been granted a Premises Licence in accordance with the Licensing Act 2003. We understand that the premises is permitted to sell alcohol Monday to Sunday from 09:00am to 01:00am.

Fixtures & Fittings
Fixtures and Fittings may be available by way of separate negotiation.

Money Laundering
Money Laundering Regulations require Savills to conduct checks upon all purchasers/tenants. Prospective purchasers/tenants will need to provide proof of identity and residence.

Viewing & Contacts
For further information and all viewing requests please contact the sole agents Savills.

Energy Performance Certificate


Eton Mess, 55 High Street, Eton, Windsor, SL4 6BL


Distances are straight line measurements from the centre of the postcode
  • Windsor & Eton Riverside Station0.1 miles
  • Windsor & Eton Central Station0.3 miles
  • Datchet Station1.3 miles


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Disclaimer - Property reference 192364-1. 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 Savills, Margaret Street - Licensed Leisure. 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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