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PRIVATELY OWNED FOOD LED ‘FREE OF TIE’ INN WITH 80 DINING COVERS PRESENTED IN IMMACULATE CONDITION LOCATED IN THE NATIONAL FOREST NEAR THE LARGE STAFFORDSHIRE VILLAGE OF YOXALL

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  • Pretty Staffordshire village location set in the National Forest on the main A515 to the North of Lichfield, Southwest of Burton upon Trent, surrounded by other affluent villages and only a short drive from Uttoxeter Racecourse and Cannock Chase.
  • Well-presented Open Plan trading area (circa 80 covers) that has been refurbished throughout having exposed brickwork, a feature open coal fire, central bar server with 2 casks on offer and a coffee preparation area.
  • Fully equipped and refurbished catering kitchen with new store and walk in fridge.
  • Newly created Indian stone al fresco patio area with poseur tables and wooden benches and delightful rolling views of the surrounding countryside : Car park : Smoking solution
  • Spacious and highly delightful 2 Double Bedroom Owner’s accommodation with private access and presented in excellent condition.
  • Advised turnover March 2021 to October 2021 (but only 4 months trading due to opening restrictions) was circa £179,173 (inc VAT) : Advised Turnover for the pandemic year ending March 2021 was circa £213,162 (inc VAT) achieved on predominantly take-away sales only ; Advised annual turnover prior to the pandemic was in excess of £500,000 (inc VAT) producing exceptional reconstituted net profits.
  • Trade split approx 75% Food : 25% Wet.
AN ESTABLISHED AND WELL-PRESENTED FOOD LED INN LOCATED IN AN IDYLLIC STAFFORDSHIRE VILLAGE


ASKING PRICE £90,000 LEASEHOLD TO INCLUDE FIXTURES & FITTINGS, GOODWILL, EXCLUDING S.A.V.

Location

The business is located in the National Forest and sits on the A515 on the edge of the large pretty Staffordshire village of Yoxall. Nearby points of interest include the Cathedral city of Lichfield, the famous brewing town of Burton upon Trent and the populous town of Cannock. Yoxall itself has all the necessary amenities, schools and shops and is surrounded by a mass of popular and desirable garden centres. The famous Uttoxeter Racecourse, St Georges Park (England football team training centre), the National Memorial Arboretum, Cannock Chase and Alton Towers theme park are also close by. The local road networks are excellent and the M6/M6 Toll, A50 and A38 are within easy reach providing access to and from this delightful county.

THE PROPERTY

The property is presented in immaculate condition throughout and the main trading areas, kitchen and owners’ accommodation have not long ago all been refurbished to an exceptionally high standard.

This property is of partially rendered brick construction, sitting under a pitched, tiled apex roof. An attractive entrance porch with accessible ramp to the front provides access to the spacious U-shape Open Plan trading area. This consists of: Open Plan trading Area (circa 80+ covers plus standing) has loose assorted Farmhouse tables and assorted dining and upholstered chairs sitting on a tartan carpeted floor complimented by poseur tables and high stools in the bar area. An open wooden ceiling with exposed joists and enviable bric-a-brac to the upper walls are complimented by painted below dado level wood cladding. To one end is a highly attractive open coal fire set in an exposed brick-built fireplace with further areas of exposed brick throughout the trading area. There is a well-presented central bar server of wood construction with an oak perimeter offering 2 local cask ales and a coffee preparation station.

There is a good sized fully equipped and refurbished commercial Catering Kitchen with PVC cladding and stainless steel appliances and surfaces (equipment not tested). There is also a walk-in fridge, wash up and prep area and separate fridge/freezer/dry goods store leading off.

Below Ground floor Beer Cellar with 8 cask auto-tilt, python system, pumps and remote.

Ladies, Gents, Accessible/Baby change WC’s /

CCTV inside and out.

OWNERS ACCOMMODATION

The refurbished and highly delightful owner’s accommodation has private access and is located on the 1st floor. This briefly consists of 2 Double Bedrooms, Lounge, fitted kitchen, bathroom with separate shower cubicle and WC. There is a small private yard area with further storage facilities.

EXTERNAL

To the front of the property is a newly created al fresco patio area (circa 60+ covers plus standing) with lovely views of the surrounding rolling countryside. An Indian stone floor is complimented by wooden picnic benches and high poseur tables and stools making this a fabulous addition when the warmer weather arrives. Also to the front is a lit smoking solution and the spacious patron’s lined car park and overflow with space for circa 40+ cars.

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 - Fri 10am to 11pm

Saturday 10am to midnight

Sunday 11am to 11pm

Current opening hours are:

Mon/Tues Closed

Weds – Fri 12noon to 3pm

Weds – Fri 6pm to 10pm

Saturday 12noon to 10.30pm

Sunday 12noon to 6pm

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 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 circa £20,000 per annum to be reviewed by RPI only in September 2022. We are also 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 Calor gas for cooking and heating and all other mains services are connected (no services seen or tested). Business rates payable are advised as currently being circa £3,910 per annum to include all reliefs and Covid reductions.

THE BUSINESS

The current owner purchased the business in September 2019 and continued to operate a successful food led business until the pandemic hit. With an outstanding reputation for offering high quality, locally sourced/home cooked food, drinks and local ales in immaculate well-presented surroundings it is no surprise the business has such an impressive reputation.

The business is currently operated by the owner assisted by a trainee manager, 2 full (chefs) & 7 part time/casual members of staff. The business sits at the heart of the local community however also attracts custom from the surrounding area. In addition to offering top quality food it also offers a vast selection of gins, enviable good end wines and plays host to a monthly comedy night. We are advised that turnover from March 2021 to October 2021 (but only trading for 4 months due to restricted opening) was circa £179,173 (inc VAT). Advised turnover for the pandemic year ending March 2021 was circa £213,162 (inc VAT) achieved on predominantly take-away sales only. Normal trading is achieved on a trade split of 75% Food sales and 25% Wet sales. Prior to the pandemic advised annual turnover of the business was in excess of £500,000 with reconstituted Net profits after adding back depreciation and one-off costs in excess of c£100k. New owners could continue to operate the business using the same highly successful formula or may wish to take the business to the next level. In our opinion this could be achieved by extending the opening hours and adding ideas from their business plan.

Accounting information will be made available to interested parties after viewing. Prior to the pandemic this was a highly profitable food led business with excellent accounts and net profits. This was despite a circa 12-month period (from April 2017) where the property was leased out to a different operator that was unfortunately unsuccessful.

This business was viewed by Richard Fletcher who would be delighted to discuss further details and can be contacted on 07865 348375.

Viewing appointments can be made by emailing Guy Simmonds at sales@guysimmonds.co.uk or by contacting Richard Fletcher on 07865 348375.

All personal viewings undertaken must adhere to the evolving Covid-19 Government Guidelines.

Details prepared January 2022

ADDITIONAL IMAGES

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