The Green, East Knoyle, Salisbury, SP3

Village pub in outstanding rural position with excellent trading potential.

| 4-bedroom first floor manager’s accommodation
| Skittle alley and snooker room
| Courtyard garden and seating on the green
| A350 1 mile, Shaftesbury 5 miles, A303 3 miles

Location
The property occupies a stunning rural position in the vicinity of ‘The Green’ which lies on the northwestern fringes of the village of East Knoyle in an Area Of Outstanding Natural Beauty. The village is situated between Warminster and Shaftesbury (5 miles), just west of the A350 and only a couple of miles from the A303 and is perhaps best known as the birthplace of Sir Christopher Wren in 1632. East Knoyle offers scenic walks in the Wiltshire countryside, featuring historic sites, bluebell woods, Windmill Hill views, and woodland trails.

Description
The property comprises and attractive 15th Century public house constructed of stone under part thatched and part tiled roofs. The building (which is not Listed or in a Conservation Area) has been extended over the years to expand the trading and back-of-house areas together with a skittle alley with snooker room over. The main bar area occupies a central position within the pub with seating areas to the front and the side together with a snug area at the rear set around a large stone fireplace. The pub is fitted out in a traditional style with part flagstone and part wooden flooring and some exposed stone walls. There is potential to seat around 80 customers including within a single storey extension from where there is access to a courtyard style patio garden. Adjacent to the bar area there is a fully fitted commercial kitchen with extraction system, together with wash-up areas and walk-in cold stores and temperature controlled beer cellar. There is 3/4 bedroom manager’s accommodation at first floor level. Externally, in addition to the courtyard patio area, there are tables and benches loosely arranged around The Green from where there are outstanding rural views to the west from the location's elevated position. There is also a parking area for around 10 cars on a gravelled area adjacent to the The Green.

Trade
The Fox & Hounds has been run under the ownership of the same tenant for 20 years. Following vacation of the tenant, the freeholder, who operated the pub beforehand will be opening the pub for ‘wet sales’ only albeit with the intention of finding a buyer or another tenant.

For Sale
Available freehold at a price of £495,000.

Lease
Alternately, the premises are available on a new lease for a term to be agreed at a rent of £35,000 per annum.

Business Rates
Rateable Value: £10,000
The Small Business (RHL) Multiplier for the year 2026/27is 38.2 p in the £. However, where the Rateable Value of the property is less than £12,000, eligible rate payers will be entitled to Small Business Rate Relief (currently 100%)
meaning that no business rates will be payable.

Services
We understand that mains electricity, water and drainage are connected to the property. LPG gas for cooking and heating.

Caution
Woolley & Wallis Commercial have not tested the services mentioned in these particulars.

Legal Costs
Each party to pay their own in the event of a lease.

Code of Practice
You should be aware that the Code of Practice on commercial leases in England and Wales recommends that you seek professional advice from a qualified Surveyor, Solicitor or Licensed Conveyancer before agreeing or signing a business tenancy agreement. The code is available from professional institutions and trade associations or through the website

References
Financial and accountancy references may be sought from any prospective tenant prior to agreement.

Energy Performance Certificate
Energy Rating: 'D' (83)

Viewing
Strictly by appointment only through Woolley & Wallis Commercial ).