Crabtree Inn, Brighton Road, Lower Beeding, West Sussex

Dating back to the early 19th century, The Crabtree is a standout period pub rich in local history and architectural charm. For over 200 years, it has been a cornerstone of the Lower Beeding community, offering a welcoming space for both residents and visitors exploring the Sussex countryside. Built in the early 1800s, The Crabtree blends historic character with flexible trading areas. Its traditional exterior has ample parking and a strong kerb appeal, while the interior features low beams, exposed wood and characterful fireplaces that create warm, atmospheric spaces.

Internally the layout provides natural separation between areas, allowing smooth transitions from casual drinking to destination dining and there's a function room perfect for hosting private events. Outside, the pub offers a generous grassed garden ideal for relaxed al fresco drinking and dining. A second courtyard garden provides a more structured outdoor dining environment.

Crabtree Highlights:

FMT: £890,808
Rent: 8.5% of turnover
Beautiful 19th‑century building with strong kerb appeal
Separate prep kitchen
Dedicated function room
Two attractive gardens
Ample customer parking
Highly desirable trading location
Established, reputable food‑led business
Good living space for on-site operation

Private Accommodation:

The private accommodation includes two double bedrooms, a bathroom, separate toilet, kitchen, two storerooms and an office/lounge. It provides comfortable and practical living space suitable for an on‑site operator.

Lower Beeding is an attractive, affluent West Sussex village located just four miles from Horsham. It offers excellent transport links to Brighton, London and Gatwick Airport via the nearby A23/M23. The surrounding countryside, including St Leonard’s Forest, provides a scenic backdrop and appeals to walkers, cyclists and visitors.

There is a strong community feel, respected schooling, active sports clubs and a supportive local pub culture. Popular destinations such as Leonardslee Lakes & Gardens and the nearby South Lodge Hotel attract visitors throughout the year. With rural charm and great accessibility, the area offers a reliable and sustainable trading environment.

Top Line Figures

Rent: 8.5% of net turnover, with a minimum base of £64,360
Fair Maintainable Trade* (FMT) Turnover: £890,808 per annum net
Minimum initial investment £TBC
Annual rent illustration based on FMT: £75,719
Estimated Operating Profit £TBC
*Estimated figures for illustration only cannot be guaranteed

E&OE

Full Investment Breakdown**

Fixtures & Fittings: To be confirmed subject to valuation (VAT. Loan facilities are available for the purchase of fixtures and fittings).
Illustration of Year 1 Ingoings (excludes rent), Inc VAT
Deposit £ 7,500 N/A
Training Fee £ 1,200
Change of DPS £ 300
Digital Asset Fee £ 300
Working Capital*** £15,000 N/A
F&F (Outright Purchase Option A) £TBC
F&F (Purchase Agreement Option B) £TBC
Total Option A £TBC
Total Option B £TBC

Additional Information

Estimated Wet/Dry Split: 41%/59%
Business Rates**** Payable: £37,400 pa
Available From: Aug 2026
Closing Date for Applications: 30/04/2026
E&OE

Trade

A well‑regarded business The Crabtree is a food‑led destination pub with strong year‑round trade. It benefits from a seasonal menu, consistent hospitality standards and a loyal customer base. A breakdown of trade volumes is available on request.

“To flourish The Crabtree needs an experienced, hands‑on operator with a strong food‑led background. The ideal applicant will deliver consistent, high‑quality dining alongside warm, attentive service that appeals to both destination diners and regular wet‑trade customers. Strong commercial awareness and the ability to position and promote a destination business are essential”
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.