8553L

• Set in the friendly and pretty semi-rural hilltop Derbyshire village of Holbrook overlooking the Amber Valley within easy reach of Derby City Centre, The Peak District National Park and surrounded by a walker’s paradise of rolling and far-reaching countryside.
• Open Plan trading areas (circa 84+ plus standing) with exposed wooden pillars and ceiling beams, exposed stone and brickwork, quality furnishings and 6 cask ales on offer.
• Self-contained village Café (circa 32 covers inside & out).
• 1 En-suite Double Letting room with stunning endless countryside views.
• Grassed and spacious Al Fresco Garden area (circa 82+ covers) to the front with stunning views overlooking the Amber Valley: Patrons lined car park.
• Fully equipped commercial catering kitchen with stainless steel appliances and surfaces to service both the Inn and Café.
• 2 Bed spacious owners Accommodation with private access.
• Accounts to 30th November 2022 show a turnover of circa £670,392 (incl. VAT) with excellent reconstituted Net profits.
• Sales split approximately 53% Wet sales; 30% Food sales; 15% Café; 2% Accommodation.
• Offered as Freehold OR a highly desirable and brand new ‘Totally Free of Tie’ Privately owned renewable lease with an attractive rent.

Location

This property is located in the heart of the picturesque semi-rural Derbyshire hilltop village of Holbrook nestled at the Southern end of the Pennines. The village itself has a village store, 2 Primary schools (1 specialises with Autism) and a church and is immensely popular amongst walkers, ramblers and cyclists all year round. Nearby points of interest include the National Trusts Kedleston Hall, the Amber Valley and Derby City centre is only a short drive away. The bustling market town of Belper, Crich with its famous tramway museum, Denby pottery and the tourist magnets of Carsington Water and the Derbyshire Peak District National Park are also within easy reach. The local road networks are excellent with the A38, A6, A52 and M1 all within easy reach.

THE PROPERTY

This substantial property is of stone and brick-built construction sitting under a pitched slate roof. The property is furnished with quality chic fixtures and fittings and is presented to a high standard. Entrances to the front and side (with disabled access) provide direct access to the open plan trading area. This consists of:

Open Plan Trading Area (circa 82+ covers plus standing) is a fabulous and vibrant well-presented area with a warm and welcoming atmosphere. An assortment of loose tables, chairs, stools and poseurs are complimented by scatter cushion covered upholstered perimeter bench seats and a Chesterfield settee and armchair. The area is laid out on varying levels and sectioned off into comfortable snug and booth style spaces with large ceramic tile and solid oak flooring. Exposed wooden pillars and beams to the ceiling look down on areas of exposed brick and stone adding to the character and charm of the room. There are two log burners set in attractive fireplaces and an exposed brick-built bar server offering 6 cask ales and a coffee preparation area. Fat candles dotted throughout, sheepskins, twinkling lights, a large wall mounted HDTV and even a selection of board games make this village local a worthwhile visit and fantastic opportunity.

CAFÉ

To the side of the property and leading directly from the main car park is the self-contained village café with both indoor (circa 12) and outdoor (circa 20) al fresco seating areas both with loose tables and chairs with the external area sitting under an attractive gazebo.

Ground floor Beer Cellar with storage, python system, remote and pumps etc. Laundry/Utility room/Office/CCTV inside and out.

There is a very good sized fully equipped commercial Catering Kitchen with stainless-steel appliances and surfaces (equipment not tested). This area services both the inn and the Café and is ideally positioned between the two. There is also a wash up, dry goods, prep and fridge/freezer storage area.

Ladies, Gents and disabled WC’s.

OWNERS ACCOMMODATION

The spacious owner’s accommodation has private access and is located on the first floor. This briefly comprises of 2 Bedrooms (1 being en-suite), a Lounge-Diner-kitchen with delightful rolling countryside views & a bathroom.

LETTING ACCOMMODATION

Situated on the first floor and with private access is a delightful 1 Double bed en-suite letting room that has been extensively refurbished and is presented in immaculate order. The room also has rolling countryside views and provides tea/coffee making facilities, breakfast cereal and a small fridge.

EXTERNAL

To the front of the property is a delightful and spacious elevated Al Fresco Garden area (circa 82+ Covers) with established shrubbery borders and breath-taking far-reaching views across the Derbyshire countryside. Wooden picnic benches, wooden and iron garden furniture are a welcome place to sit, admire and watch the world go by. The patron’s lined car park is to the side of the property with spaces for circa 15 cars however 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:

Mon - Sat 11am to midnight

Sunday 11am to 11pm

Current opening hours are:

Sun/Mon 12noon to 9pm

Tues/Weds 12noon to 10pm

Thurs – Sat 12noon to 11pm

Café opening hours are:

Mon – Fri 10am to 3pm

Sat/Sun 9am to 3pm

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) or as a new highly favourable 10-year Private FRI Lease Agreement as follows:

1. The asking premium will be £45,000.

2. The initial annual rent will be £35,000.

3. The annual rental is simply RPI linked to inflation every 3 years, hence no market rent reviews.

4. Rent payable monthly in advance.

5. Deposit equivalent of 3 months’ rent.

6. Lease re-assignable after initial 2-year period.

7. Free of all brewery and supply ties.

8. Each party responsible for own legal costs relating to the transaction.

9. Satisfactory references will be required on behalf of our vendor client.

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 property uses Propane for cooking and heating with all other mains services connected (no services tested). Business rates payable are advised as being circa £1,497 per annum.

THE BUSINESS

The current owners are the village community who purchased the freehold of the property in 2016 and following major refurbishment have operated the business since re-opening in 2017. It has been run on a managed basis since March 2020. With a reputation as a popular Inn & Café (former Post Office) offering fresh quality food, traditional ales and comfortable accommodation the business attracts a loyal, repeat and desirable clientele. The business is currently operated by a manager assisted by circa 3 full and 15 part time/casual members of staff. This dog friendly business offers a popular weekly quiz, a monthly open mic night, wakes and events and is a central and popular venue for several clubs and societies that meet there on a regular basis. We are advised that accounts to 30th November 2022 declare a turnover of circa £670,392 (incl. VAT) with a sales split of 53% Wet sales, 30% Food sales, 15% Café and 2% Accommodation. We calculate reconstituted net profits after adding back excessive wage costs and depreciation to be in the region of circa £95k. New owners could continue to operate the business along similar lines and with a successful formula or may wish to take the business to the next level. In our opinion, this could be achieved by the introduction of a new food offer, private dining in the café area, offering packages to utilise the en-suite letting room whilst adding their own ideas from their business plan.

This business would be suitable for an operator who has previous experience in catering and a similar hospitality background.

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 or sales@guysimmonds.co.uk

Details prepared May 2023