King Rufus, Eling Hill, SO40

Hamwic are delighted to offer for sale this charming and character-filled detached public house, formerly The King Rufus, set on a generous 0.146-acre plot in the sought-after parish of Eling and Totton. This beautifully renovated property combines period features with modern comfort, offering a two-section trading area with bar, kitchen, and cellar, alongside a stylish three-bedroom private residence above. Externally, it boasts a private rear garden with patio and all-weather canopy, car parking for six vehicles, and a detached outbuilding. Rich in local history and just moments from the New Forest National Park and Eling Tide Mill, this unique opportunity is ideal for a variety of uses, subject to planning.

| FREEHOLD DETACHED PUBLIC HOUSE WITH 3-BED ACCOMMODATION | EXTENSIVELY REFURBISHED AND WELL-PRESENTED THROUGHOUT | LIFESTYLE BUSINESS WITH SCOPE TO DEVELOP TRADE | LANDSCAPED REAR GARDEN WITH ALL-WEATHER CANOPY | APPROX. 2,282 SQ FT ON 0.14-ACRE PLOT | HISTORIC TRADING HISTORY SPANNING OVER 170 YEARS |

Location - Situated in the parish of Eling and Totton, this property enjoys a semi-rural yet residential setting just 1.5 miles from Totton town centre, 1.9 miles from Marchwood, and 4.5 miles west of Southampton. The edge of the New Forest National Park lies under 1.5 miles to the west, while the picturesque Eling Tide Mill and River Test are less than 0.5 miles north. Excellent road links are provided via the nearby A326, Totton bypass, and M271, offering convenient access across the region. The property falls within New Forest District Council.

Business & History - Operated as a community pub until its closure in September 2024, the business was known for its warm atmosphere, quality independent beers, curated wines and spirits, and a simple food offering including hot toasted sandwiches and seasonal Ploughman's lunches. Dating back to circa 1850, the property has a rich local history, once owned by Ashby's Brewery and later Strong's of Romsey. In the early 1980s, it was famously run by former Saints captain Peter Rodrigues, who led the team to their historic 1976 FA Cup victory. Affectionately dubbed "the pub that gives you a hug," the venue is remembered for its inviting interiors and cosy character.

Trade Accommodation - Acquired in 2021, the property underwent significant refurbishment and presents a welcoming ground floor trading area with two distinct sections and a single-bar servery (currently, the rear section is set up for private use). There is seating for approximately 50 guests, with attractive features such as flagstone flooring, exposed beams, a wooden bar-top, and a cosy log burner. Ancillary areas include a well-equipped commercial kitchen, utility space, storage, WCs, and a cellar.

Living Accommodation - The private residence occupies the upper floor and comprises two double bedrooms, one single bedroom, a bright open-plan kitchen/living area, and a family bathroom set around a light-filled landing. Access is available internally from the kitchen or externally via a staircase leading over a private roof terrace.

External Areas - The rear of the property offers a beautifully landscaped private garden and patio, partially covered by a large all-weather glass canopy. The front of the property provides parking for up to six vehicles alongside a detached garage and store. In warmer months, picnic bench seating is added to the front area, accommodating around 40 additional covers. The rear garden and patio, though currently private, are licensed and may be repurposed for trade use if desired.


Planning & Conservation - The property lies within the Eling Conservation Area, though it is not listed, nor is it located within a Green Belt or Area of Outstanding Natural Beauty (AONB). The established planning use is Sui Generis (public house) with C3 ancillary residential accommodation. It falls within Flood Zone 3 and is currently listed as an Asset of Community Value (ACV) with New Forest District Council until September 2025.

Licensing - The property holds a Premises Licence under the Licensing Act 2003, allowing the sale of alcohol during the following hours:
Monday-Wednesday: 11:00 - 23:00
Thursday-Saturday: 11:00 - 00:00
Sunday: 12:00 - 22:30

Fixtures & Fittings - All fixtures and fittings owned outright by the vendor and present on completion will be included in the sale. Any leased or third-party owned items are excluded.

Viewing Arrangements - Although the premises are currently closed, we recommend interested parties carry out an initial external inspection. All formal viewings must be arranged strictly by appointment with Hamwic Independent Estate Agents. Please do not approach the property or any individuals directly.

Tenure & Price - The property is offered freehold
(Title No. HP383105) with vacant possession on completion.

Guide Price: £595,000 to include the freehold interest, goodwill, and owned fixtures and fittings.

Rates - As of the 2023 valuation, the Rateable Value is £4,700 (not the amount payable).

Residential space is within Council Tax Band A. For further details, please consult the Valuation Office Agency (VOA).

2,282 Sqft (212 sq. m)

Use class orders: A3 Restaurants and Cafes, A4 Drinking Establishments and sui_generis_1