Bere Road, BH20

The Silent Woman is a character property situated amid Wareham Forest, an area popular with locals, diners and holidaymakers. It is prominently positioned with strong kerbside appeal and benefits from an attractive patio to the front and great garden areas which can be exploited further. The pub is well presented but dated so we are looking to work with an operator to invest into the business to maximise trade and open up new income streams.
The unusual pub name of 'The Silent Woman' originates from a local legend that the pub was used as a smugglers haunt with the narrative of a talkative landlady who gave away the smugglers' secrets in Wareham marketplace. Fearful of capture by the ever-present Excise Men, the smugglers silenced her by cutting out her tongue hence the unusual name, "The Silent Woman". During its history the pub has also been called The Angel and features in the Quiet Lady from Thomas Hardy's novel, The Return of the Native. The pub has a prominent A road location with an attractive patio and landscaped area with multiple areas and seating styles.
On entering the pub you'll notice that the business is in great condition but is undoubtedly traditional in style. The bar area features an attractive copper bar top and provides an area which is comfortable and suitable for mixed drinking/dining. To the left of the entrance the dining areas are extensive and can be partitioned for functions and weddings or can be equally at home for more regular dining. The toilets, kitchen and cellar are all conveniently located on the ground floor making the pub straight forward for volume trade sessions. To the side of the building provides the route to the gardens with an enclosed area for families but also extensive grounds which can be utilised for camping and large events.

Location

The Silent Woman sits in the middle of the picturesque and busy Wareham forest, close to several large tourist caravan/camping sites and within a 15 minute drive of the thriving South Dorset town of Wareham. Poole and all of its seaside amenities are also only a short drive. Consequently, the customer base is wide and varied with the pub attracting campers, walkers, day-trippers as well as being a destination dining venue for the nearby populations. Due to its rural location transport by car is undoubtedly the most popular way of visiting the pub although during the summer there is significant walking trade from the campsites.

Private Accommodation:

The accommodation is in good order and is currently divided into two areas. The larger area had three double bedrooms and bathroom/wc with the smaller end offering a double & single bedroom with wc. There is no separate kitchen in the accommodation.


Top Line Figures

Rent: Turnover Rent at 7.5% of FMT, with a minimum base of £30,000
Minimum Initial Investment: £27,000 plus, VAT
Fair Maintainable Trade* (FMT) Turnover: £450,000 per annum net
Annual rent illustration based on FMT: £33,750

Full Investment Breakdown**

Fixtures & Fittings: Approx. £30,000 (Inventory is an estimate net of VAT. Loan facilities are available for the purchase of fixtures and fittings).
Illustration of Year 1 Ingoings (excludes rent) Net VAT Inc VAT
Deposit £ 7,500 N/A £ 7,500
Training Fee £ 1,000 £ 200 £ 1,200
Change of DPS £ 254 £ 46 £ 300
Digital Asset Fee £ 250 £ 50 £ 300
Working Capital*** £10,000 N/A £10,000
F&F (Outright Purchase Option A) £30,000 £ 6,000 £36,000
F&F (Purchase Agreement Option B) £ 7,500 £ 6,000 £13,500
Total Option A £49,004 £ 6,296 £55,300
Total Option B £26,504 £ 6,296 £32,800

Additional Information

Estimated Wet/Dry Split: 43%/57%
Business Rates**** Payable: £5,988 pa
Available From: August 2025
Closing date for applications 31/08/25

E&OE

Trade:

The key to the Silent Woman is to embrace the potential income streams so that the peak summer months is complemented by a strong all year customer base. To achieve this then an operator is required who can deliver year round premium evening and weekend dining , with a more volume family driven business during the summer and holiday months.

"Given the unique location and available space offered by the Silent Woman, there is considerable potential to develop the business here in many different ways. The pub already has a licence as a wedding venue so the ideal applicant will have an entrepreneurial edge as well as being able to cope with the varied dining demands of the eclectic guest base. A background in a range of catering styles would be a distinct advantage, as would a creative flair for developing alternative income streams such as camping."

Izzy Hersom

Business Development Partner

Misrepresentation
*Fair Maintainable Trade (FMT):

FMT is the level of turnover and profit that we believe that the business is capable of delivering if being operated competently. The FMT is usually calculated by the Business Development Partner for the pub to rent, who will produce a shadow profit and loss account for the business which supports the rent. A copy of the shadow profit and loss account will be provided during the recruitment process.

Code of Practice:

Please see our Code of Practice for more information on FMT and rent. The Fair Maintainable Trade is not a guarantee of levels of trade or profit that will be made from the business - we strongly recommend you seek appropriate independent legal and business advice as part of your Business Plan.

**The Full Investment Breakdown:

The Full Investment Breakdown for each public house is higher than the minimum investment we will accept. This is because potential Business Partners with the minimum investment available can still be accepted as we are able to offer them financial support for the rest of the monies.

***Working Capital:

The working capital incorporates the purchase of stock, glassware, loose catering effects and valuer fees - please note the number quoted on this website are based on estimates. The exact costs will be determined on the day you take on the public house by independent valuers and stock takers. Please see our Code of Practice for more information about investment.

****Business Rates Payable:

This figure reflects the current multipliers for 2025/2026 and the 40% hospitality relief, effective until 31/03/2026.

Is this the pub business for you? Please contact Hall & Woodhouse Business Partnerships today!