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THATCHED POPULAR AND THRIVING GRADE II LISTED FREEHOLD INN LOCATED IN THE HEART OF THE IDYLLIC PICTURESQUE NORTHANTS VILLAGE OF KISLINGBURY

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  • Located in the heart of Kislingbury village sitting on the Nene Way walking route surrounded by other beautiful Northants villages only 5 miles from Northampton and 2 miles from the M1.
  • Top and Middle Bar areas (circa 40+ plus standing) with exposed wooden ceiling beams and areas of exposed stone.
  • Restaurant (circa 20 covers) with exposed beams and a highly attractive stone-built Inglenook fireplace.
  • Fully equipped commercial catering kitchen.
  • Substantial Al Fresco area to the front (circa 70+) with heated pods and covered decked area ; Rear al fresco garden area (circa 40+) with established shrubbery borders providing many untapped opportunities.
  • 2-bedroom owner’s accommodation.
  • Advised turnover circa £433,803 (incl. VAT) for year ending 31st March 2019 ; Advised turnover circa £378,175 (incl. VAT) to 31st March 2020 (49 weeks – Pandemic) ; Turnover from 04/04/22 to 15/05/22 (6 weeks) averaged in the region of £8,750 per week (incl. VAT).
  • 80% Wet sales; 20% Food sales.
A FABULOUS OPPORTUNITY TO ACQUIRE AN ESTABLISHED THRIVING FREEHOLD INN SET IN AN IDYLLIC NORTHANTS VILLAGE LOCATION.


ASKING PRICE £450,000 (PLUS VAT IF APPLICABLE) FREEHOLD TO INCLUDE FIXTURES & FITTINGS, GOODWILL, EXCLUDING S.A.V.

Location

This delightful inn sits on the Nene Way walking route in the idyllic picturesque Northants village of Kislingbury. The village itself has 3 pubs, a village shop, church, village Hall and various sporting clubs. Kislingbury is ever growing in size as is the surrounding area with nearby housing developments being built continuously. Set amongst other beautiful Northants villages and positioned close to the newly created Upton Country Park make this an attractive and envious place for all to visit and reside (including the many walkers that frequent the area all year round). Nearby points of interest include the iconic Althorp Estate and the thriving town of Northampton both of which are only a short drive away. The nearby motorway networks are excellent with the M1 close by and there is easy access to the A43 and A5 providing routes in and out of this simply stunning county.

THE PROPERTY

This traditional Grade II listed inn is of stone-built construction and sits under a pitched thatched roof. Entrance porches to the front of the property (with disabled ramp) provide access to the trading areas. These consist of:

Top and Middle Bar areas (circa 40+ plus standing) is a delightful and spacious L-shaped area bursting with character and charm and with a warm and welcoming atmosphere. Loose assorted tables, chairs and stools are complimented by wooden bench pews, a fully carpeted floor and paintings by a local wildlife artist adorn the walls for sale. Exposed wooden beams to the ceiling look down on 2 exposed stone-built fireplaces and there is an L-shaped bar server of wood construction with a black tile trim and 6 cask ale hand pulls. To one end is access to the rear al fresco garden area and there is also a wall mounted HDTV, projector and big retractable screen. Leads to:

Restaurant (20 covers) leads off from the middle bar area and has loose tables and chairs all sat on a fully carpeted floor able to be laid out as required and to suit the occasion. This characterful room has exposed beams to the ceiling, areas of exposed stonework and a highly attractive stone-built Inglenook fireplace to the front wall.

There is a fully equipped commercial catering Kitchen with stainless-steel appliances and surfaces (appliances not tested), dry goods storage, wash up and prep areas lead off. Ground floor Beer Cellar with python system, pumps and remote etc plus further storage areas.

Ladies and Gents WC’s

OWNERS ACCOMMODATION

The owner’s accommodation is located on the 1st floor and attic space. This briefly consists of: 2 double bedrooms, Kitchenette-Diner, lounge and bathroom. This area is currently unused and in need of decoration and in our opinion the attic space bedroom with exposed beams and rafters could be converted to an en-suite with dressing room. To the rear of the property is a private garden area currently used only for storage sheds etc. Again, in our opinion this area could be landscaped and merged into the adjacent rear pub garden in order to create a fabulous and spacious enclosed al fresco area.

EXTERNAL

To the rear of the property is an enclosed slabbed and grassed garden area with loose tables and chairs (circa 40+), corner rockery and established shrubbery borders. Currently underused this area could easily be merged with the adjacent private garden. To the front of the property is a spacious ‘south facing’ al fresco area (circa 70+ covers plus standing) with wooden picnic benches and 3 individual heated pods. To one end is an elevated and heated decked area with loose tables and chairs that is also able to facilitate a large outdoor screen as and when required. This whole area was originally a small car park for the business however, with room for only circa >10 cars the space has been utilised well as on street parking is readily available throughout the village.

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:

Sun - Thurs 9am to midnight

Fri/Sat 9am to 2am

Current opening hours are:

Mon – Fri 5pm to 11pm

Sat 12noon to 11pm

Sun 11am to 10.30pm

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 property and business is being offered for sale freehold (although we have not had sight of the title deeds). We are advised that all mains services are connected (no services tested). Business rates payable are advised as being circa £600 per annum.

THE BUSINESS

The current owners purchased the freehold property in June 2013 and following investment and refurbishment they have created a popular, thriving and profitable business. This currently offers fine ales, wines and drinks and quality home cooked locally sourced food to a loyal, repeat and desirable clientele. The business is currently operated by our vendor client assisted by 1 Full time and circa 12 part time/casual members of staff. The business sits at the heart of the local community and plays host to a monthly quiz and open mic nights, weekly pie and curry nights, seasonal events and a weekend pizza offer. It is also extremely popular amongst the sentimentally attached local community by holding birthday parties, christenings and wakes etc. Recognised annually by Cask Marque accreditation and being a previous Pub of the Year finalist and actual winner make this a fabulous and attractive opportunity for any new owner(s). We are advised that accounts to 31st March 2019 show a turnover of circa £433,803 (incl VAT) with turnover to 31st March 2020 (49 weeks – Pandemic start) of £378,175 (incl. VAT). This was achieved on 80% Wet sales and 20% Food. We calculate reconstituted net profits of the 2 years combined and after adding back director’s salaries, depreciation and personal/one off costs to be averaging in the region of circa £66,000 per annum. This was all achieved on reduced trading hours however this is purely through personal lifestyle choice. We are advised that turnover from 04/04/22 to 15/05/22 (6 weeks) averaged in the region of £8,750 per week (incl. VAT). 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. In our opinion this could be achieved by taking advantage of extending the opening hours, the introduction of a stronger food offer or development of the rear al fresco garden.

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 07865 348375.

Viewing appointments must be made by contacting Guy Simmonds on 01332-865112 /

Richard Fletcher on 07865 348375 or by emailing sales@guysimmonds.co.uk

Details prepared May 2022

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