8296L

• Set overlooking the village green and duck pond in the affluent picture-postcard Rutland village of Barrowden that sits between Uppingham and Stamford close to Rutland Water Nature reserve.
• Bar area (c26+ plus standing) with exposed beams, lovely log burner and delightful countryside views.
• Restaurant (24 covers) with exposed wooden ceiling beams, exposed stone walls, Inglenook feature and views of the village green, duck pond and beyond.
• 3 highly attractive en-suite letting rooms with private residents’ entrance.
• Fully equipped commercial catering kitchen.
• 2 double bedroom owners’ accommodation with attic space, self-contained garden and private access.
• Spacious and highly attractive rear garden area (suitable for multiple marquees) with central weeping willow, petanque piste, countryside views and a stone-built barn (former brewery) ; Patrons car park.
• Advised turnover circa £280,073 (incl. VAT) to January 2019 and with excellent reconstituted net profits.
• Trade split - 48% Food : 48% Wet : 4% Accommodation.
• Totally Privately owned ‘Free of Tie’ renewable lease with a highly attractive rent (Only 7.7% Net T/o).

Location

This highly desirable unopposed Grade II listed inn is located in a prominent position overlooking the village green and duck pond in the highly affluent village of Barrowden. Set in the heart of the stunning county of Rutland the village sits just a short drive off the A47 between the thriving towns of Uppingham and Stamford and the area attracts many tourists, walkers, ramblers, cyclists and equestrian enthusiasts all year round. Nearby points of interest include the popular tourist magnet attraction of Rutland Water, the Elizabethan Burghley House (where the famous horse trials are held) and several stately homes to include Rockingham and Belvoir Castles and Belton and Boughton House. The property is situated within easy access of the transport networks with the A1, A47 and A43 with further ‘A’ roads providing access in and around this stunning county.

THE PROPERTY

This popular and attractive inn sits on a large plot and is of limestone construction sitting under a pitched Collyweston slate roof. Two entrances to the front of the property provide access to the open plan trading areas. These consist of:

Bar area (c26+ plus standing) is a well-presented room with farmhouse tables, chairs, stools and scatter cushion covered window bench seating. Exposed ceiling beams and a beer themed ceiling display look down on a lovely inset log burner with flagstone base and an interesting feature tree branch with twinkling fairy lights and a changing seasonal display. There are also a selection of board games, local artist paintings for sale on the walls, a wall mounted HDTV and stunning views of the village green, duck pond and beyond.

Restaurant (c24 covers) is a fabulous area bursting with character and rustic charm. Loose tables and chairs sit beneath exposed wooden beams to the ceiling and several areas of exposed stone walls. To one end of the room is an attractive exposed stone-built Inglenook feature and views of the lovely village green, duck pond and rolling Rutland countryside. There is also a coffee preparation station to one side.

There is a well presented and well stocked central bar server of wood construction with 4 cask ales on offer to service all the trading areas.

Ladies & Gents W.C.’s

There is a fully equipped Commercial Catering Kitchen with stainless steel appliances and surfaces (appliances not tested) and Dessert/Prep and wash up area leading off. There is also a partially below ground floor cellar with python, remote etc and a further below ground floor cellar offering additional storage.

OWNERS ACCOMMODATION

The owner’s accommodation has private access and is located on the 1st floor. This has areas of exposed stone walls, wooden beams and stunning countryside views and briefly comprises of: 2 double bedrooms, lounge and bathroom. There is also a private self-contained garden area. The attic space above also currently provides additional storage space however in our opinion could also easily be adapted to create a further bedroom or living space if so desired.

LETTING ACCOMMODATION

Situated on the 1st floor of the property are 3 delightful en-suite letting rooms with exposed wooden beams and consisting of: 2 double and 1 twin room. All rooms have tea/coffee making facilities, HDTV’s/DVD’s and glorious views across the village green and duck pond.

EXTERNAL

To the rear of the property is a spacious lawned al-fresco garden area (circa 150+) with wooden picnic benches all set around a central weeping willow tree. This area is of a good size and suitable to hold several marquees in order to host weddings and parties etc. There is also an attractive stone-built barn (also Grade II listed) currently used for storage purposes however provides many untapped opportunities. Previously used as a local brewery and in our opinion could be re-commissioned if desired. There is also a patio area providing table tennis and table football and a separate petanque piste that is highly popular in the summer months. Also to the rear is the patron’s car park that provides space for circa 10+ cars however parking is available throughout the whole of the village. To the front of the property is an elevated flagstone patio area with wooden picnic benches (c35+) set amidst colourful and attractive hanging baskets and with lovely views of the surrounding area.

TRADING HOURS

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:

Mon- Sun 10am to 2am

Current opening hours are:

Mon Closed

Tuesday 6pm to 10pm

Weds/Thurs 12noon/3pm, 6pm/10pm

Fri/Sat 12noon/3pm, 6pm/10.30pm

Sunday 12noon to 5pm

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.

GENERAL REMARKS

The business is offered for sale as a lease assignment with approximately 3 years remaining of the private Burghley Estate owned partial repairing and insuring, renewable agreement however we are informed that the owners are also willing to grant a brand-new lease (length by negotiation) if desired. We are advised that the inn is totally ‘free of tie’ on all products and that the highly attractive rent is currently £18,000 per annum (only 7.7% net turnover) not to be reviewed until 2022. We are advised that at the end of the term, the current 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 mains services (no services seen or tested) with LPG used for cooking purposes only. Business rates payable are advised as currently being circa £NIL per annum.

THE BUSINESS

The current owners took over the leasehold property in April 2016 and after a refurbishment and re-decoration have since created a popular, thriving and profitable business. This provides quality locally sourced home cooked food, quality ales and drinks and comfortable accommodation to a loyal, repeat and desirable clientele. Our vendor clients are now looking to sell the business on in order to be able to concentrate on their other business interests. The business is currently operated by the owners themselves assisted by 2 full time and circa 5-part time/casual members of staff. Sitting at the heart of the local community the business not only offers a monthly quiz and monthly open mic night but also plays host to classic car events, weddings, funerals, parties and bank holiday events. We are advised that accounts ending 31st January 2019 show a turnover of c£280,073 (inc VAT) achieved on a trade split of 48% Food, 48% wet sales & 4% Accommodation and provides excellent reconstituted net profits. New owners could continue to run the business using the same highly successful formula or may wish to take the business to the next level. In our opinion this could achieved by taking advantage of extending the opening hours whilst marketing the rooms further that will provide a further high profit margin income to the business. This business would ideally suit experienced operators who have previously worked in a similar environment.

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 on 01332-865112.

Details prepared August 2019