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5 bedroom pub for sale



Property Description

Key features

  • Located directly between the historic market towns of Stamford & Oundle & within easy reach of Peterborough, Burghley House & Rutland Water.
  • Traditional Bar Area (circa 34+ standing) with an exposed stone built open fireplace & wooden beams.
  • Cosy Snug (circa 25) with beautiful Inglenook fireplace & exposed stone walls & wooden beams.
  • Dining Room (30 covers) with highly attractive Inglenook fireplace, exposed stone work & beams.
  • Games Room with exposed stone walls.
  • Fully equipped 5 Star EHO rated Commercial Catering Kitchen.
  • Highly impressive 5 Bedroom Owners Accommodation providing unlimited potential to convert to letting accommodation (subject to relevant aprrovals).
  • Advised turnover for year ending March 2016 circa 216,000 (incl. VAT) with a trade split of 70% wet sales, 30% food sales.
  • Totally Free of Tie renewable lease.

Full description

Tenure: Leasehold



This well-presented stone built inn is situated in the highly affluent East Northants conservation village of Kingscliffe only 6 miles from the historic town of Stamford and 8 miles from Oundle. Kingscliffe sits on the edge of Fineshades Woods, part of the former forest of Rockingham, popular with walkers, ramblers and tourists all year round. This working community focussed village has 2 sought after and highly commended schools, an original bakery, a supermarket, local shops, a church and a mobile library. This is the only pub in the village which is constantly growing with 145 new houses built recently and plans for further developments nearby. Local areas of interest include Rutland Water (15 miles), Uppingham (13 miles) and Burghley House. The nearby road networks are excellent and the A1, A43 and A47 all provide easy access. Corby, Peterborough, Leicester and Northampton are also only a short drive away.

This charming Grade II listed inn is believed to date back to 1732. It is an attractive 2 storey property of stone construction sitting under a pitched Collyweston slate roof. The property is full of character, immaculate throughout and furnished to an exceptionally high standard. Entrances to the front and rear provide access to the individual passageway linked trading areas. These consist of:

Traditional Bar (circa 34 + standing) is a well presented room with a warm and welcoming atmosphere. The room is fully carpeted with loose tables, chairs, stools and upholstered perimeter bench seating complimented by a leather Chesterfield settee and armchair. Exposed wooden ceiling beams look down on areas of exposed stone wall and a feature stone built open coal fire to one end. There is also a traditional well presented bar server of wood construction offering 4 cask ales (including a locally brewed house ale) with a ceramic tiled floor surround. The room also has a wall mounted HDTV with a new PA / entertainment system.

Cosy Snug (circa 25) is a lovely self-contained room bursting with rustic charm and character. The room is fully carpeted with loose tables, chairs, stools and upholstered perimeter bench seating. To one end is a fabulous Inglenook fireplace with a flagstone floor complimented by exposed stone walls and wooden ceiling beams. To the other end is a bar server of wood construction with 3 cask ales on offer.

Dining Room (30 covers) is a majestic room with a lovely calm and relaxed atmosphere, fully carpeted with loose tables, chairs and upholstered perimeter bench seating. To one end is a feature Inglenook fireplace complimented by exposed stone walls and wooden ceiling beams. This room is multi-use and can be used for private meetings, small functions and parties as and when required.

Games Room (circa 16 + standing) is fully carpeted with loose tables and stools, a skittle table and a darts throw.

Ladies and Gents W.C's.

There is a spacious fully equipped Commercial Kitchen with stainless steel appliances (not tested) and preparation surfaces with a 5* EHO rating. Access to private enclosed yard/storage area.

Below Ground Floor Cellar with python, remote etc and additional storage areas.

Situated on the 1st floor and briefly comprises: 4 double (1 with En-suite) & 1 single bedroom, lounge, bathroom & kitchenette area. This provides untapped potential to develop and introduce letting accommodation. This could create 5 letting rooms (3 double, 1 single and 1 family) whilst still retaining a reduced owner's accommodation area. It is believed the business previously had letting rooms as there are sinks and plumbing facilities in all the bedrooms.

To the side of the property is a small slabbed Al Fresco Patio Area (circa 24) with 2 large hand-made wooden picnic benches and aluminium tables/chairs and umbrellas. Also to the side is a double length garage/storage area and separate boiler room. To the rear of the property is the patron's car park providing circa 12 parking spaces.

We are advised that the business trades with the benefit of the Premises Licence (not seen) which permits the sale of alcohol during the hours of:

Sun- Thurs 9am to 12.30am
Fri / Sat 9am to 1am

Current opening hours are only:

Mon 6pm to 11pm
Tues - Thurs 11am to 3pm
Tues - Thurs 6pm to 11pm
Fri - Sun 11pm to 11pm

NB. Important. Prospective purchasers wishing to continue to operate the public house should ensure that they gain the APLH Qualification in readiness for their intended operation of the Public House.

The business is offered for sale as a lease assignment with approximately 8 years remaining of the privately owned full repairing and insuring, renewable agreement. We are advised that the inn is totally 'Free of Tie' on all products. We are informed that the rent is currently 32,000 per annum to be reviewed in 2018. We are advised that at the end of the term, the Lease (not seen by Guy Simmonds) should be renewable with no further premium - subject to the provision of the Landlord & Tenant Act 1954. We are advised that the inn benefits from all mains services (no services seen or tested). Business rates payable are advised as currently being NIL per annum.

The current owner purchased the business in January 2015 and have since established a solid trading foundation offering a warm welcome to all. Providing locally sourced and home cooked food and drinks ensures a loyal, repeat and desirable clientele. The business is currently operated by the owners themselves assisted by 3 part-time/casual staff. It sits at the centre of the local community and hosts a quiz night, themed food events and even has its own cask ale that is brewed locally within the village. We are advised that accounts declare takings of circa 216,000 inclusive of VAT for year ending March 2016 with a sales split of 70% wet 30% Food. New owners could continue to operate the business using the same successful formula or they may wish to take the business to the next level by extending the opening hours and introducing letting accommodation to the business utilising the upstairs bedrooms.

Further info:

Accounting information will be made available to interested parties after viewing.

This business was viewed by Richard Fletcher who would be delighted to discuss further details and can be contacted on 07527 718400.

Viewing appointments must be made by contacting Guy Simmonds.

VIEWING: All appointments must be made through Guy Simmonds. Please note that these Sales Particulars are issued on the strict basis that all negotiations, viewings and contacts in connection with this business are conducted through Guy Simmonds who are appointed by the vendor to act under a Sole Selling Rights agreement with total confidentiality. Any breach of these terms may make you liable in law to litigation and damages. Under no circumstances must you approach the owner direct without a formal appointment or disclose to other customers and staff that the Premises are for sale.

FINANCE FOR PURCHASING A LICENSED PROPERTY: We are in constant touch with a leading finance broker who specialises in arranging Business Finance for Licensed Properties. Whether you are purchasing a Licensed Property through ourselves, or another agent, we will be pleased to contact on your behalf our specialist who can arrange the necessary Finance Package for you at preferential rates. Please telephone for free and no obligation advice with regards to financing a Business.

Guy Simmonds for themselves and for the vendors or lessors of this property and/or business whose agents they are give notice that:-
(I) These particulars are a general outline for the guidance of intending purchasers (or lessees) and do not constitute an offer or contract, nor any part of an offer or contract.
(II) All descriptions, dimensions, distances, maps/plans, references to condition, trading figures and other items in these particulars are given as a guide and no responsibility is assumed by Guy Simmonds for the accuracy of individual items. Intending purchasers (or lessees) should not rely on them as statements of representations of fact and should satisfy themselves as to the correctness of each item by making independent enquiries.
(III) Intending purchasers (or lessees) should make their own independent enquiries regarding the use of the property, necessary permissions for use and occupations, potential uses and any other matters affecting the property prior to purchase.
(IV) Guy Simmonds do not make or give whether in these particulars, during negotiations or otherwise, any representation or warranty in relation to this property. No responsibility is taken by Guy Simmonds for any error, omission or mis-statement in these particulars. Guy Simmonds do not warrant the accuracy of any accountancy information supplied and purchasers are advised to take independent advice in order to satisfy themselves.
(V) Guy Simmonds are unable to give any warranty as to the working order of any apparatus, equipment, fittings or services associated with the premises and therefore, cannot verify they are in full working order. Purchasers are strongly advised to obtain specialist reports prior to exchange of contracts in order to satisfy themselves.
(VI) All statements and descriptions are made without responsibility or warranty by Guy Simmonds, the vendors or lessees. Neither do Guy Simmonds nor the vendors/lessees hold ourselves responsible for any expenses whatsoever incurred by applicants inspecting Businesses which may be sold or withdrawn, to include travelling, valuation/survey, legal fees etc.
(VII) No person in the employment of Guy Simmonds has any authority to make or give any representation or warranty whatever in relation to this property.
(VIII) It should not be assumed that the contents of any photographs are included in the sale.
(IX) All prices quoted are excluding stock at valuation.

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