DescriptionThe Horse & Hound is a well-presented independent free house located in the sought-after village of Kirk Deighton. Formerly known as The Bay Horse, the business has recently been rebranded whilst continuing to trade as a quality food-led village pub serving locally sourced produce, cask ales and an extensive wine selection. The operation enjoys a loyal local following together with destination dining trade from the wider Wetherby and Harrogate catchment.
The business offers a popular all-day food proposition, including traditional pub classics, seasonal specials and highly regarded Sunday roasts. The pub also benefits from regular community events including a bi-weekly quiz night, helping to reinforce its position as an important local hub.
LocationThe property occupies a prominent roadside position on Main Street within the attractive North Yorkshire village of Kirk Deighton, approximately 3 miles west of Wetherby and with excellent access to Harrogate, Leeds and York via the A1(M) motorway network.
The surrounding area comprises a mixture of affluent residential housing, rural villages and countryside attractions. The pub also benefits from its position on popular walking routes connecting Wetherby, Spofforth and Kirk Deighton, generating additional passing trade from walkers and visitors throughout the year.
Internal DetailsA substantial detached public house that has been well maintained and trades from characterful premises that combine traditional pub features with a high-quality food-led environment.
The business provides a variety of customer trading spaces, briefly comprising:
• Main bar area
• Restaurant dining areas
• Informal drinking and eating spaces
• Commercial catering kitchen
• Customer WC facilities
• Ancillary stores and service areas
• 3 bedroomed living accommodation
The trading style is firmly food-led with a strong emphasis on quality dining, Sunday lunch trade and an extensive drinks offer.
External DetailsExternal customer trading areas provide additional seating capacity and seasonal trading opportunities.
The property's village location and proximity to popular countryside walks make it well suited to outdoor food and beverage trade
The OpportunityThe Horse & Hound presents a rare opportunity to acquire a secure, income-producing freehold investment in one of North Yorkshire's most desirable village locations. The property is let to an experienced multi-site hospitality operator who has been in occupation since 2017 and has demonstrated a sustained commitment to the business and location.
The tenant entered into a new 10-year lease commencing on 26 February 2023, providing income security through to February 2033. The lease produces a passing rent of £46,371 per annum, with a tenant-only break option in February 2028, subject to six months' notice. The rent review mechanism is linked to RPI, benefiting from a minimum 1% and maximum 4% annual collar and cap, providing an element of inflation protection whilst maintaining affordability for the occupier.
The lease is contracted within the security of tenure provisions of the Landlord & Tenant Act 1954 and is drawn on full repairing and insuring style terms, with the landlord arranging insurance and recovering the premium from the tenant. The permitted use allows for operation as a public house with ancillary residential accommodation.
Investment SummaryLease Term -10 years
Start Date - 26 Feb 2023
Expiry Date - 25 Feb 2033
Rent - £46,371 pa
NIY - c7.8%
Rent Review - 26 Feb 2028
Review Basis - RPI linked (1%-4% collar/cap)
Break Clause - Tenant only
Break Date - 25 Feb 2028
Notice Required - 6 months
Security of Tenure - Inside LTA 1954
Repairing Liability- FRI-style
TenureFreehold
Business RatesThe Rateable Value is £31,000 with effect from 1 April 2026. Confirmation of actual business rates payable should be obtained from the Local Authority.
RegulatoryPremises Licence
