Mason's Arms Lower Odcombe, BA22

About the Mason's Arms:

Recently refurbished to an exceptional standard, the Masons Arms has managed to retain the character and warmth you would expect to find in a traditional country pub. Surrounded by local attractions and areas of natural beauty, the Masons has the best of both worlds; located in the beautiful ham stone village of Odcombe, overlooking open fields, but with the benefits of nearby transport links and a higher residential population in Yeovil.

This stunning pub has character in abundance with stone walls, beamed ceilings and a picturesque garden with a lovely covered seating area, perfect for al fresco drinks and dining. The Masons Arms benefits from 6 high quality en-suite guest rooms, all on the ground floor, and in addition, a bespoke, fully-equipped Shepherd's Hut for luxury glamping. There is a spacious campsite with 15 pitches, 8 with electrical hook ups, and a large hard standing area allowing the site to be open all year.

Guest facilities include car parking for 20, outside covers 80 and 53 comfortably in the dining room

Private Accommodation:

Above the pub is a two bedroomed flat

This is a pub business with multiple income streams and a very exciting tenancy opportunity for the right operator - could this be you?

Location:

Odcombe is a small but charming village in South Somerset, best known for its ham-stone cottages and peaceful rural surroundings. The pub overlooks open countryside, yet benefits from its proximity to Yeovil (population c. 50,000), which provides a steady base of local and visiting trade.

The location offers the best of both worlds: a tranquil country setting with immediate access to a strong residential catchment. The pub sits within easy reach of the A3088 and A303, offering strong transport links to Taunton, Exeter, and beyond. A local railway station provides direct connections to London and Exeter, opening access to commuters and visitors alike.
Tourism is another strong driver. South Somerset is a hub for walkers, cyclists, and heritage enthusiasts, with nearby attractions including Montacute House (National Trust), Ham Hill Country Park, Yeovilton Fleet Air Arm Museum, and the broader landscapes of the Somerset Levels and Dorset AONB. Seasonal events, country shows, and festivals in Yeovil and surrounding villages provide additional footfall.


Top Line Figures

Rent: 10% of net turnover, with a minimum base rent of £51,000
Minimum Initial Investment: £32,800 inc, VAT
Fair Maintainable Trade* (FMT) Turnover: £600,000 per annum net
Annual rent illustration based on FMT: £60,000

Full Investment Breakdown**

Fixtures & Fittings: Estimated £45k, subject to valuation (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)

Deposit £7,500 VAT N/A
Working Capital*** £10,000 VAT N/A
Training Fee £1,000 Plus VAT
Change of DPS £250 Plus VAT
Digital Asset Fee £250 Plus VAT

F&F (Outright Purchase Option A) £45,000 Plus VAT
F&F (Purchase Agreement Option B) £4,500 Plus VAT

Total Option A £73,300 Inc VAT
Total Option B £32,800 Inc VAT

Additional Information

Estimated Wet/Dry/Accommodation Split: 31%/46%/23%
Business Rates**** Payable: £9,072 pa
Closing Date for Applications: 31/10/2025
Available From: Immediately

E&OE

Trade:

The Mason's Arms enjoys steady trade throughout the year, although there is a clear uplift during the school holidays and key seasonal events.

The busiest trading days are over the weekend, but mid-week lunches are also very popular with senior and local guests. The pub benefits from many guests visiting the nearby National Trust attractions.

Accommodation guests are a mixture of professionals and visitors to the area. The campsite attracts business all year round, particularly families, and can be open throughout the year for camper vans and motor homes due to the large hard standing area and electrical hook ups


"We are looking for an experienced, entrepreneurial operator who can take advantage of The Masons Arms' unique mix of facilities. The right partner will:
* Have a proven track record in food-led hospitality, delivering quality and consistency in a welcoming village pub setting
* Be skilled in managing accommodation and tourism trade, maximising the letting rooms, campsite, and Shepherd's Hut
* Understand how to balance the pub's role as a community hub with its positioning as a destination venue for visitors
* Bring strong marketing and event skills to capitalise on the area's tourism, local festivals, and outdoor attractions
* Demonstrate strong leadership and operational expertise to manage a multi-income business effectively
This is an exciting opportunity to run one of South Somerset's most distinctive pubs. With its blend of traditional charm, modern facilities, and multiple trading streams, The Masons Arms has the potential to be both a thriving business and a true centrepiece of the local community."

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.