Goffs Manor, Old Horsham Road, Southgate, Crawley, West Sussex

Goffs Manor is a beautiful 15th century Grade 2 listed house on the outskirts of Crawley, West Sussex. Previously owned by legendary actor Peter Vaughan it carries a commemorative green plaque for his contribution to Theatre, TV and Film. The Manor boasts one of the largest gardens in Crawley alongside its many unique rooms and open fireplaces. This is a rare opportunity to unleash the potential of a well-known historic manor house as it transfers from the H&W managed division into the exciting world of Business Partnerships.

Step into Goffs Manor and you immediately understand why this has been one of Crawley’s most beloved public houses for many years. It’s rare combination of historic charm, versatile interior spaces and expansive gardens provide all the ingredients to create a destination venue with atmosphere, scale and story.

The internal layout features an intimate bar area with stone floors and beautiful log burner offering the warmest of welcomes. Beyond lie impressive dining rooms and the main bar with a further two log burners, and access to a secret garden. The Manor is a truly versatile venue whatever the occasion appealing to families, couples and large groups in equal measure. A large fully equipped commercial kitchen easily copes with high volume service and quality guest wash rooms are accessible from the main bar.

Externally Goffs Manor boasts one of Crawley’s largest pub gardens with a mix of terrace, lawn and picnic style seating, it even has its very own duck pond. A large secure car park at the end of a sweeping driveway completes the exceptional guest facilities.

Goffs Manor Highlights:

High turnover potential Fair Maintainable Trade £1.1M
Rent 8.5% of net sales
Beautiful outdoor space including terrace and lawn
Strong reputation for functions – wedding receptions, birthday parties, wakes
Separate 2nd bar, perfect for functions
Upscale fully equipped commercial kitchen
Long established reputation for quality
Ample car parking capacity
Great location with strong transport links
Large scale business with high profit potential
Extensive private accommodation
Private Accommodation:

Accommodation comprises of two self-contained flats.

Flat 1
Two large double bedrooms, lounge, bathroom and Kitchen

Flat 2
One double and one single bedroom, lounge, kitchen and bathroom

Southgate, Crawley

Goffs Manor sits in Southgate, Crawley and is adjacent to Goffs Park, a large parkland with lakes, woodland walks, children’s play areas and playing fields – providing excellent footfall for families, walkers, dog-owners and park visitors. Goffs Manor is situated perfectly to maximise local and destination trade. Public transport links are excellent, Crawley town centre is within 10 mins walk and Horley, Gatwick airport and Horsham town only a short drive away.

Top Line Figures

Rent: 8.5% of net turnover, with a minimum base of £79,500
Initial Investment: minimum £50,000
Fair Maintainable Trade* (FMT) Turnover: £1.1M per annum net
Annual rent illustration based on FMT: £93,500
Expected operating profit circa £92,000 pa*

Estimated Wet/Dry Split: 57%/43%
Business Rates**** Payable: £28,665 pa
Available From: Jan 2026
Closing Date for Applications: 31/12/2025

*Estimated only, figures cannot be guaranteed.

Please enquire for a full investment breakdown of year 1 in-goings and trading volumes.

E&OE

Trade

Currently the Goffs Manor is trading under Hall & Woodhouse’s Managed House division. Average sales are circa £22k per week. Due to the large garden the summer months are its peak operating period.

“This unique business requires an experienced operator with a proven track record in both food and wet-led trade. You will understand how to balance a busy bar with quality dining, keep standards consistently high and spot opportunities to grow sales. The successful applicant(s) will need to be natural leaders with the ability to motivate, inspire and connect with people.

Goffs Manor has deep roots in its community while also attracting destination trade, so you will need to be equally adept at building and maintaining both to unlock the pub’s full potential ”

Peter Hurdle

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.