The Pheasant, 208 West Street, Dunstable, Bedfordshire, LU6 1NX

This traditional two-storey brick-built public house dates back to 1874 and has been sympathetically extended over the years to incorporate a substantial function suite and letting accommodation. The property occupies a generous plot with its own grounds, including a large car park and landscaped trade gardens. The sale includes both the leasehold pub premises and an adjacent freehold building containing four of the letting rooms, with the vendor seeking interest from parties willing to acquire both elements simultaneously.

The Pheasant Inn is prominently situated on West Street (B489), a key arterial route through the historic market town of Dunstable, Bedfordshire. Just five miles west of Luton and 17 miles southeast of Milton Keynes, the property benefits from excellent connectivity to the wider region, including London Luton Airport (approx. 15 km). Positioned at the foot of the scenic Dunstable Downs, the pub enjoys a steady flow of passing trade and is well placed to attract both local custom and transient visitors exploring the Chiltern Hills and nearby attractions such as Whipsnade Zoo and Woburn Abbey.

Internally, The Pheasant Inn offers a well-configured layout comprising a lounge bar (seating 36), a large function room (seating 66, capacity 150), a basement beer cellar, and a fully equipped commercial kitchen with dry goods store. The premises also include ladies’, gents’ and disabled WCs. All trade fixtures and fittings are owned outright, with the exception of the pool table and AWP machine, which are leased. The function suite is a popular venue for weddings, wakes, and community events, supported by a flexible layout and attractive décor.

The property includes 13 letting bedrooms, with nine located above the pub and a further four in the adjacent freehold building. Rooms are well presented and benefit from en-suite or shared facilities, with amenities including Wi-Fi, TVs, tea and coffee making facilities, and daily housekeeping. The accommodation has proven popular with both leisure and corporate guests, generating consistent income from repeat bookings and transient trade.

Externally, the property features a rear lawned beer garden with a separate patio area (seating 20), a front garden (seating 36), and a car park with space for 20+ vehicles. Covered smoking areas are provided at both the front and rear, with the front area benefiting from a retractable motorised awning and heaters — a popular draw during warmer months. The site layout and external amenities support both day-to-day trade and larger functions, enhancing the overall appeal of the property.

The Pheasant Inn presents a rare opportunity for pub operators, developers, or investors to acquire a well-established business with significant upside potential. The business is currently operated by the owners alongside a small team, offering flexibility for either hands-on or managed operation.

Accounts provided to year end July 2025 show an annual net turnover of £445k and c.£50k profit. An owner/operator who worked in the business could potentially increase profit to c.£100k.

8.5 years remaining on a free of tie Wellington Lease with a rent of £35k per annum.

Rates payable for the 25/26 year is £4,400

Premises licence.