This property is located in the delightful Warwickshire village of Kineton on the River Dene set in a conservation area and surrounded by other affluent villages and rolling countryside. Kineton itself has expanded over recent years providing good quality housing and currently has a population of circa 2,300. The village has local shops, facilities and amenities, a popular primary school, a church and a village hall. Nearby points of interest include the landmark visitor and tourist attractions of Stratford upon Avon, Banbury and Warwick that are an equidistant circa 12 miles away with the National Trust Charlecote Park and the British Motor Museum also within easy reach. The local road networks are very good and the M40, M5 and M42 complimented by a series of other ‘A’ roads are all easily accessible.
This property sits on the main road running the village and is of painted brick-built construction sitting beneath a pitched slate roof. An entrance porch to the front provides access to all the trading areas.
The trading areas require investment and refurbishment however this enables a new operator to put their own stamp on the business from the off and this is reflected in the asking price. We are advised that there is currently a minor schedule of repair works in place.
The trading areas consist of: Bar area (circa 16+ plus standing) sits to the rear of the property with a wooden parquet style floor and ornate fireplace with stone trim. Areas of exposed brickwork and wood panelled walls provide character and to the side is a darts throw area. There is also a wooden bar server to service the area.
Lounge Area (circa 25+ plus standing) is positioned to the front of the property and is fully carpeted with fixed upholstered perimeter bench style seating. To one end of the room is an attractive exposed stone built open fireplace and exposed wooden ceiling beams look down on a wooden bar server offering 3 cask ale hand pulls.
Below ground floor Beer Cellar with python system, remote and pumps etc.
There is a small former Kitchen area (not equipped) with stainless-steel overhead canopy hood (no equipment tested).
Ladies, Gents WC’s.
The owner’s accommodation is situated on the 1st floor and briefly comprises of 2 double bedrooms, lounge, kitchen and bathroom. As with the trading areas this is also in need of refurbishment and upgrade.
Located to the rear/side of the property is a 1-bed self-contained flat in need of refurbishment and upgrade however provides opportunity for letting purposes moving forwards.
To the rear of the property is a spacious enclosed rectangular grassed Al Fresco Garden area (circa 100+) with an adjoining slabbed patio area and smoking solution. This area provides opportunity to be a great asset to the business in the summer months and spacious enough to host events and parties if required. To the side of the property are 2 parking spaces, however free on street parking is readily available throughout the village.
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 10am to midnight
Fri – Sat 10am to 1am
Current opening hours are:
The business is currently closed.
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 brand new highly favourable 10-year Private FRI Lease Agreement.
1. The asking premium will be £15,000.
2. The initial annual rent will be £25,000 with start up and year 1 concessions to be agreed.
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 head 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 the property is served by an oil tank for heating purposes and propane gas for cooking (no mains services have been tested). Business rates payable are advised as currently being £NIL per annum.
The current owner purchased the freehold of the property in September 2023 in order to lease the property out and enable the re-creation of the village pub that it is so longed for in the area. The property is provided with vacant possession and there are no staff connected to the business. In our opinion this property offers an immense opportunity for a new operator to refurbish and invest whilst implementing their own ideas and style to truly make it their own. New operators could introduce cask ales, basic traditional pub food, teams, darts, crib and dominoes etc and coupled with development of the delightful, enclosed beer garden in the warmer weather make this the place to be in Kineton.
In our opinion this business would suit an owner/operator/couple who have previous experience of operating a similar style hospitality business.
Viewing appointments must be made by contacting Guy Simmonds on 01332-865112 or email@example.com
Details Prepared October 2023