The Fox, Crawley Village, Winchester, SO21 2PR

Description
The original Fox public house is a detached Grade II listed building which dates back to c.1876. This character property is of red brick construction with three floors above street level under a multi-pitched tile roof. Remodelled in the 1900's “arts and crafts” era, the property has a distinctive and ornate exterior. In 2018/19 the property underwent a substantial refurbishment and extension by renowned Design Engine Architects, Winchester. The new extensions included a single storey vaulted ceiling restaurant under three articulated pitched roofs with black stained timber cladding and walled courtyard gardens.

INTERNAL DESCRIPTION
The ground floor provides three distinct and connected customer areas which can be accessed from three separate entrances. The central bar servery area accommodates *18 seated covers and 6 bar stools. The front dining room has 32 seats and the rear restaurant with its vaulted ceilings provides a further 60 covers. The ground floor is designed to provide maximum connection to the outside spaces by use of ample glazing and complementary interior design. (*Approximate seats).

Ancillary areas include a fully fitted professional kitchen (approximately 615 sq ft) and a glazed courtyard walk-way to the ladies, gents and accessible WCs.

Location
The Fox occupies a prominent position in the affluent village of Crawley in north Hampshire and is located approximately 5.1 miles north-east of the historic city of Winchester, 5.2 miles east of Stockbridge town and 70 miles south-west of London.

The main arterial A34 is located approximately 2.4 miles to the east and the Stockbridge Road (B3049) is 1.1 miles to the south east.
Whilst the immediate surrounds are predominantly higher-end residential housing a regional office for the British telecoms company Arqiva is located in Crawley Court less than 1.0 mile to the west (with approximately 160 employees).

The area is administered by Winchester City Council.

Bed & Breakfast
The five income generating B&B rooms are all en-suite and finished to a high standard. There are three rooms located on the first floor and two at attic level, all linked by a spacious landing and circulation areas. The rooms are accessed internally from the ground floor.

External Areas
The Fox benefits from approximately 1,851 sq ft of external terraces. The front courtyard seats approximately 48 and is accessed from Peach Lane and the main bar and features an impressive pizza kitchen. The central courtyard has approximately 18 seats with 14 seats on the car-park side. Located in the rear car-park is a remodelled detached outbuilding which provides a walk in fridge and freezer, staff WCs and a manager’s suite.

The Business
The owner has operated The Fox independently since 2018 over which time it has developed a strong reputation as a quality pub-restaurant with rooms. The business describes itself as having “pride on only using local, Hampshire produce that is bought directly from growers, farmers, fisherman and artisan producers”. The business has a wide customer base which includes residents of nearby city of Winchester and the wider district (population 127,000 Census 2021).

Food Hygiene Rating: 5 (very good).
Trip Advisor: 4.7/5 (rated #13 of 162 restaurants in Winchester at 01/2026).
For more information please visit the business website.

FINANCIAL INFORMATION
The business enjoys approximate trade splits as follows; food (65%), drink (25%) and accommodation (10%). Room occupancy: Approximately 95% over four to five days.

The Fox trades five days of the week from Wednesday to Sunday, which presents a new owner the opportunity to develop revenue further. Additional information can be made available to seriously interested parties on qualification of a customer viewing and the ability to finance the purchase.

Tenure & Price
Freehold. Title HP390950. It is proposed that the sales process will include the business and all trade fixtures and fittings that are owned outright and will be via a Transfer of a Going Concern (TOGC) with all staff to be transferred under TUPE (Transfer of Undertakings (Protection of Employment) Regulations 2006.))

Freehold offers are sought with a guide price on application. Stock is to be purchased in addition on completion.

Planning & Conservation
The property is Grade II listed and is located in a Conservation Area. We understand the property benefits from Sui Generis Public House Use under
the Town and Country Planning (Use Classes) Order 1987 (as amended).

The owners were granted planning permission by Winchester City Council (ref. 18/01461/LIS) for the refurbishment and extensions of original public
house.

Services & Infrastructure
We understand that the property is connected to mains water, electricity and gas. The property is not connected to mains drainage but has its own
treatment plant on site.

EPC
The property is considered exempt being listed.

Rating
The 2023 Rateable Value is £60,000. From 1st April 2026 the Rateable Value will be £80,000. This is not the Rates Payable and please note that transitional relief may apply. Please seek specialist advice.

The property is entered on the current 2023 Rating List at £60,000 Rateable Value. On 1 April 2026, the new rating list entry is set to be £80,000 but these are not the rates payable. Estimating liability for business rates using the appropriate multipliers alone may not lead to an accurate bill forecast. Currently the multipliers for this property are set at 55.5p and 43p from 1 April 2026.
There are set to be 5 separate multipliers from 2026, and the ratepayer will also need to consider rates reliefs, adjustments, and policy changes according to the nature of the occupation in budgeting for rates bills. Please feel free to contact one of Savills’ Rating experts or seek independent advice on all rating matters.


The VOA website advises: The government has introduced a support package worth £4.3 billion over the next three years to protect ratepayers seeing their bills increase because of the revaluation. If you previously received Small Business Rates Relief, Rural Rate Relief, the Supporting Small Business scheme or Retail, Hospitality and Leisure relief, you may be eligible for the Supporting Small Business scheme, which caps your bill increases. Further details can be found online.