Church Lane, WD3

The Cock Inn is a beautiful countryside pub, with a traditional interior and a fantastic garden, situated in the picturesque village of Sarratt.

This pub boasts an open fire in the bar area, and exposed brick and traditional beams in the 'old barn' dining area. The Cock Inn's large, well appointed garden has ample room for 80+ covers and is a real asset in the summer months. The hard standing car park has approximately 45 spaces, with additional overflow parking in a large field behind the pub.

The Cock Inn is located in the picturesque village of Sarratt. Sarratt is in the Three Rivers District of Hertfordshire and has been used as a location for a number of television and film productions, including Four Weddings and a Funeral at the church opposite and Midsomer . It is 4 miles north of its nearest town, Rickmansworth, and approximately 2 miles from J18 of the M25 on the Chorleywood Road.

This historic village sits in an Area of Outstanding Natural Beauty, surrounded by rolling fields and the enchanting Chess Valley riverbed. Sarratt is loved by its residents and visitors due to its beautiful landscapes and idyllic walking, cycling and horse riding routes across some 30 miles of footpaths. Besides the Cock Inn, Sarratt benefits from excellent transport routes and a community shop, Post Office, primary school, church and doctors surgery.

The private accommodation consists of three bedrooms; two doubles and one single. There is a private kitchen and two bathrooms.

Bedrooms - 3

Private kitchen - 1

Bathrooms - 2


Top Line Figures

Rent: 5% of Net Turnover
Initial Investment: minimum £30,000
Fair Maintainable Turnover: £507,039 per annum

Full Investment Breakdown ?
Deposit: £7,500
Training Fee: £1,200 incl. VAT
Change of DPS Fee: £300 incl. VAT
Digital Assets Fee: £200 incl. VAT
Working Capital: £5 - 7,000
Fixtures & Fittings: Estimated £30k, subject to valuation (Inventory is an estimate net of VAT. Loan facilities are available for the purchase of fixtures and fittings).
Additional Information
Estimated Wet/Dry Split: 50%/50%
Business Rates: £14,720
Available From: October 2025 but earlier appointment possible

Trade

The Cock Inn is a popular village pub with a focus on good quality, home-cooked food. With a strong lunchtime trade, it currently caters well for a varied guest base.

The pub also has strong links with the Parish Church which is located directly opposite the pub.


"This pub requires applicants who have a strong background in catering, and who will be able to build on the established reputation of the business and drive growth. It will require some continuity and a good sense of community to maintain the feel of the pub and its position in the village.

Ideally we're looking for a Business Partner who will grow turnover and keep a tight control of costs in order to convert top line figures into bottom line growth.

The Cock Inn is ideally suited to a couple, one of whom has experience of running a busy kitchen."

Peter Hurdle

Associate Business Development Partner, South East Region