The Butchers Arms, Leiston Road, Knodishall, Saxmundham, IP17 1UQ

The Butchers Arms is an attractive detached period public house believed to date from the 19th Century, occupying a prominent plot within the village of Knodishall. Constructed in the traditional Suffolk vernacular, the property features attractive rendered and brick elevations beneath a pitched tiled roof, with later additions having been carefully incorporated over the years to enhance the accommodation. The building retains much of its historic charm and character, reflecting its long-standing role as a focal point of village life and a destination for visitors to the Suffolk Coast.

The Butchers Arms occupies a prominent position within the attractive Suffolk village of Knodishall, situated on the well-travelled road between Leiston and Aldeburgh. The property benefits from its close proximity to the popular coastal destinations of Aldeburgh and Thorpeness, attracting both local trade and a significant seasonal visitor market throughout the year. Importantly, the pub is located just a short distance from the nationally significant Sizewell C development, which is bringing substantial investment, employment opportunities and increased demand for hospitality and accommodation within the surrounding area, providing a strong platform for ongoing trade growth.

Internally, The Butchers Arms provides well-configured trading accommodation centred around a traditional bar serving a restaurant area capable of accommodating approximately 40 covers. The layout offers a welcoming and versatile environment, suitable for both casual drinking and destination dining. Complementing the main trading space is a bright conservatory dining area providing seating for a further 15 covers, benefiting from an abundance of natural light. To support the food-led operation, the property includes a fully fitted commercial kitchen with associated preparation and storage facilities. Customer amenities are provided by separate ladies' and gentlemen's WC facilities.

All trade fixtures and fittings that are owned outright will be included in the sale.

The property benefits from a valuable letting accommodation offering, comprising three well-appointed guest bedrooms, each configured with double beds and providing comfortable overnight accommodation for visitors to the Suffolk Coast and the nearby Sizewell C development. Complementing the traditional guest rooms are two distinctive shepherd's hut-style accommodation pods, which provide attractive, self-contained lodging with broad appeal to leisure and business travellers alike.

Two bedroom accommodation with a living room, kitchen and bathroom.

The Butchers Arms presents an excellent opportunity to acquire the freehold interest in a well-established Suffolk village pub and hospitality business, offering multiple revenue streams from food, drink and letting accommodation. Alternatively, the owners may consider granting a new lease, providing an attractive route for experienced operators seeking a turnkey business in a highly desirable coastal location. The property's proximity to the major Sizewell C development presents a particularly compelling opportunity, with the project continuing to drive increased demand for hospitality, accommodation and catering services across the surrounding area.

There is no trading information available.

Freehold. We are also offering a new lease with terms to be negotiated.

The rateable value as of 1st April 2026 is £9,400.

Mains electricity, water, drainage and gas.

Premises licence.