Business for sale

Business description

Handsome well-known popular charming & friendly 17th century lincolnshire inn located in the sought after rural village of frampton, cast in the shadows of its mighty village church.

A rare authentic freehouse “gem” enjoying an exceptional location & historically robust quality business at a realistic asking price £99,500 lease assignment to include fixtures and fittings, goodwill plus s.a.v.

*Substantial yet untapped sales of £310,000 p.a. inc vat. split 50% dry 50% wet – under management – masses of potential to double trade to £1/2 million

*excellent local wealthy population demographics with high levels of sustainable disposable income

*Cosy atmospheric ambiance within delightful beamed inglenook bar (36+) – beamed dining room with doors to gardens (50) – conservatory (14)

*Two-bedroomed owner’s accommodation

*car parking – excellent mature gardens (300) suitable for marquees, weddings & events

*exceptional 25 year assignable lease from “12/04” completely free of tie

LOCATION (PE20 1AD)
The East Lincolnshire village of Frampton lies just off the A16, 3 miles south-east of the thriving port of Boston which is famous for “The Boston Tea Party” with the epic voyage of The Pilgrim Fathers on the Mayflower in the 1600’s, amongst playing its part in the rich seafaring history of England.

Located on “The Wash”, the region is a popular location for its nature reserves inc those of the RSPB with Frampton Marsh, which is open 12 months per year, being located immediately to the east of the village. The Local Authority has recently approved an application from the RSPB to make further developments to The Frampton Marsh Nature Reserve, and it is anticipated that visitor numbers will increase to around 40 – 50,000 per year.

Undoubtedly, this increase in visitor numbers passing by The Moores Arms will prove to have a positive effect on trade. Located on Church Street, the Inn is shadowed by the ancient Parish Church of St Mary (mentioned in the Domesday Book 1086 AD) and set amongst the trim hedges and old brick walls of substantial family estates and residences both old and new with parkland gardens and open views over the exceptionally delightful countryside which is steeped in history and folklore.

The region is experiencing a period of renaissance with “hot spot” external investment from all over the UK and EU along with a serious indigenous and inward investing development programme making this one of the most sought after areas in the UK at present, both commercially and for domestic residences and is set for further growth over the next decade.

The post code highlights strong demographics for wealthy home owners with high disposable incomes and a tendency to eat out and use quality country pubs with frequency. It doesn't come much better than this.

PROPERTY DESCRIPTION
An outstanding “benchmark” for 17th Century English Village Inns. The property is of weathered brick construction, detached and has a pitched tiled roof. Furnished to a high modern semi-contemporary yet traditional style which sits so well with traditional Olde English Inns.

Local bar has a beamed Inglenook wood burning fireplace, low beamed ceilings, fitted quality carpeting with assorted polished wooden furniture suitable for informal dining along with soft leather seating. The panelled windows provide dancing sunlight and views over towards St Mary’s.

The area is used by locals for relaxed imbibing, enjoying the local chat and real ales provided by this lovely pub along with a popular spot for passing tourists to soak up the atmosphere, ales and good food.

Dining Room with matching carpeting, polished light wood dining tables with cloths with leather backed chairs, has double doors opening onto the gardens and patio. The room has a low beamed ceiling and exposed brickworks.

Conservatory is located off the bar area.

Central bar servery is of reclaimed brick construction with light polished timber bar counter which houses banks of real ale wickets and Bright Ale Pumps, glass gantry above along with trade optics to the rear merchandising fitting.

A carvery servery is built into one end of the bar and used as a popular weekend carvery and for coffee dispense.

Beer cellar, located on the ground floor is fully chilled and has real ale stillages.

The catering kitchen is fully equipped with commercial equipment and has full extraction. Tiled ladies & genta toilets are located to a passageway which leads to the gardens.

MANAGERS / OWNERS ACCOMMODATION
Situated on the first floor of the pub, the MANAGERS FLAT comprises of a Lounge, Bathroom and 2 Bedrooms .

EXTERNALS
The “JEWEL in the CROWN” is the lawn gardens that wrap around the pub and has direct access from the pub’s dining room or passageway from the bar. The garden is well capable of holding 300 people and has regularly been used for marquees. Mature hedges and shrubs surround the garden making it a secluded haven for its customers. Timber tables with large umbrellas sit to the pub’s front with views to the church and village.

PREMISES LICENCES
The business currently trades 12-3pm then 6pm-11pm Monday through Friday with 12 midday till close Saturday & Sunday. There is obviously immense opportunity to extend on these opening hours which are convenient to our clients’ present circumstances. A Personal Licence will be required and our training associates can assist with this for you.

TENURE
We are instructed to offer the property and business for sale as a Free of Tie leasehold assignment of an EXCEPTIONALLY FAVOURABLE 25 year lease commencing 12/04 from The Wellington Pub Co. Current rent for the business is £47,000pa. The business is FREE of ALLTIES with the operator choosing their own suppliers and therefore benefiting from excellent trade discounts. THIS IS A FREEHOUSE.

SERVICES
We are advised that the Inn benefits from all mains services except sewage which is by septic tank. FULL GAS central heating is installed. Business rates are currently advised as being £10,767per annum.

THE BUSINESS
Our clients are selling the pub as a lease assignment having been involved with it for several years to concentrate on their main business interest which is property development, the pub taking up a disproportional amount of their time. Sales are currently running to £310,000 inc vat on a split of 50% Wet to 50% Dry with a GP of 65% i.e. £171,488 with the business currently being run under management. It would be reasonable to expect a new energetic focused owner to be able to grow sales to circa £10,000 per week, £500,000 for the year and a GP of £276,594 and potential Disposable Net Profits between £85,000 and £100,000.

This is truly a unique business opportunity located within one of the most sought after locations in england.

Accounts information will be made available to interested parties after viewing.

Ref: G4427L