* Freehold
Character pub with 3 - bed accommodation + 2 airbnb apartments occupying a 0. 89
acre site with 20+ vehicle car park along with private gardens in this
picturesque & semi - rural village that is centrally located in hertfordshire.
The premises are grade II* listed which has been recognised as A public house
for over 100 years and has been under the same ownership since 2014. Our
clients have now brought the property to market as a genuine retirement sale
and relocation closer to family. Our clients have significantly invested in
the site over the years including the construction of 2 X self - contained
airbnb apartments in 2020 each commanding up to £120 per night + cleaning with
even further scope to increase revenues. We feel there is huge potential for
the site including, but not limited to, additional airbnb rooms, destination
restaurant/pub and/or wedding venue. The site also lends itself to development
potential subject to planning permissions. Early viewing advised for serious
applicants only. Our ref: H6610H RX262324
**Location**
The property is located within a picturesque, semi - rural village which is
centrally located and offering easy access to Letchworth Garden City to the
north, Buntingford to the east, Ware to the south and Stevenage to the west
**Exterior Grounds**
We are advised the site has an approximate size of 0. 89 of an acre. A large,
gravelled driveway comfortably accommodating 20+ car parking spaces with a
part - paved terrace also serving the property. The grounds are well maintained,
benefitting from planters, mature trees, shrubberies and offers a gated access
to a private garden. The private garden offers a brick - built, raised paved -
level barbecue area. The gardens have 90+ covers as bench - style seating in
several areas throughout the grounds and this private garden area has been
used for private hire events, weddings and housing large marquees. Towards the
rear of the garden is gated access to an owner's garden with mature fruit
trees, a large pagoda, several sheds, some additional storage, outbuildings, a
vegetable garden, greenhouse and a large poly tunnel. Towards the rear of the
owner's garden there are further field views and a children's play apparatus.
**Airbnb**
A former converted triple garage with lean - to which has been extended,
refurbished to an extremely high standard and converted into 2 x two - storey
cottages with exposed beams, period features and reclaimed woodwork where
possible. The cottages are arranged as large triple bed accommodation
advertised as a comfortable stay for 4. Front doors provide access to the open
plan living space measuring approximately 16'08" x 13'08" = 230. 08 sq. Ft.
Furnished with quality fixtures & fittings, wall - mounted storage heaters,
wall - mounted feature lights, a spotlighted ceiling and further equipped with a
flat screen TV and dining table. Patio doors lead to a small private courtyard
with bench - style seating and picturesque greenery views.
**Airbnb Kitchen & Bathroom**
Fully - fitted kitchen measuring approximately 7'02" x 9'06" = 69. 06 sq. Ft.
With base - level and eye - level units, large sink unit, integrated oven with
4 - ring induction hob and overhead extraction. The kitchen is further equipped
with tea and coffee - making facilities, a microwave and under - counter fridge.
Good - sized bathroom measuring approximately 5'09" x 7'00" = 40. 67 sq. Ft.
Which is part - tiled and has a hand - wash sink, mirrored cabinets with lights,
low - level WC and a good - sized electric shower
**Airbnb Bedrooms**
Internal stairs to the bedroom which has a high ceiling with large skylight
and measures approximately 13'05" x 10'02 = 136. 59 sq. Ft. The cottages are
spacious with natural light, exceptionally well fitted with quality
furnishings and command £80 per night with an additional £20 cleaning charge.
This rate has been in place for the last 12 months and fluctuates to as high
as £120 plus £20 cleaning
**Public House**
Main door leads to an entrance corridor that has doors on the left - hand side
leading to separate ladies and gents customer toilets
**Main Bar & Dining Room**
From the corridor, a large open doorway leads you into the main bar area and
dining room measuring approximately 30'11" x 18'07" = 575. 75 sq. Ft.
Accommodating 40+ covers between 2 sections and each benefitting from large
open fireplaces. The bar area is fully equipped with 2 x draught pump serving
stations, 4 - pump ale station, 2 hand - wash sinks, small commercial dishwasher,
2 under - counter drinks display fridges, syrup - mix drinks dispenser and a till
serving station. The bar has custom bespoke cabinets, racking, shelving, glass
displays and eye - level optics stations
**Separate Dining Area**
There is a separate dining area measuring approximately 13'04" x 18'01" = 242
sq. Ft. With low - level ceiling, considered a private dining room, comfortably
accommodating 20+ covers. This room provides access to an internal staircase
leading to private accommodation
**Main Commercial Kitchen**
There is also a separate entrance swing door from this room into the main
commercial kitchen. The commercial kitchen is L - shaped with an approximate
total area measuring approximately 351. 96 sq. Ft. Benefitting from easy - wipe
surfaces, commercial - grade flooring and is fully equipped with racking,
shelving, upright freezer, commercial microwave, panini press, a double - door
American - style fridge, several stainless - steel surface counters, tables, a
large double sink unit, warming cupboards, chest freezer and pantry store. The
cooking prep area is further equipped with hand - wash sink, under - counter
fridge, stainless - steel prep counters, a 4 - door refrigerated chiller with
stainless - steel counter prep top and 12 - pot saladette, commercial microwave,
single domestic fat fryer, 6 - burner cooker with double oven, large commercial
extraction, a Rational oven and a 2 - deck stone pizza oven
**Utility Room**
Serving the property is a separate utility/wash room/dry store with linen, a
large butler sink, boiler, water tank heater and 2 washing machines
**Store**
A good - sized store measuring approximately 16'11" x 9'07" = 163. 08 sq. Ft.
Equipped with racking and shelving along with an overflow of commercial
equipment, crockery, large chest freezer and an upright fridge/freezer
**3 - Bed Owner's Accommodation**
Currently arranged as: Office - type space on the main landing/hallway which is
L - shaped and provides access to a large living space lounge & dining room
measuring approximately 16'01" x 19'00" = 307. 25 sq. Ft. This room benefits
from solid - wood flooring, original features, large open fireplace and high
ceilings with natural light coming through. Family bathroom with double vanity
unit, sink, low - level WC, pear - shaped bath, part - glass shower screen with
overhead rainfall shower. Master bedroom measuring approximately 15'03" x
12'07" = 193. 45 sq. Ft. Large double bedroom measuring approximately 15'07" x
13'11" = 219. 03 sq. Ft. With double bed, bunk beds, 2 wardrobes and a creative
desk station. A good - sized double room.
A door in the hallway leads to external staircase allowing the accommodation
to be self - contained
**Trading Hours**
The licensed opening hours are 11 am until Midnight Monday to Saturday and 12
Noon until 11. 30 pm on Sundays. Christmas Eve, Christmas Day, Boxing Day,
Spring Bank Holiday, May Bank Holiday, August Bank Holiday, Good Friday,
Easter Monday, Saturday and Sunday allows an extension of the licensed opening
hours from 11 am until 1 am. Any other bank holidays are 11 am until 12. 30 am
**Turnover**
We understand 2 x Airbnb apartments generate an annual income of approximately
£35, 000 with huge scope to further increase those revenues. Minimal trading is
undertaken to accommodate the local community in form of events and takeaways.
A casualty of Covid, and combined with our client's choice not to fully re -
open, no trade is sold or warranted. Historic trade accounts are unavailable,
however we are advised the annual turnover for the pub peaked towards the VAT
threshold
**Business Rates**
The premises are subject to a rateable value of £6, 900 qualifying for zero
rates payable
**Legal Costs**
Each party are to be responsible for their own legal costs incurred in the
transaction
**Disclaimer**
Whilst every care is taken to ensure that these particulars are correct,
accuracy is no way guaranteed and none of the information supplied forms part
of any contract. Acceptance of these particulars constitutes a contract to the
effect that all negotiations for the business or property will be made through
Gilbert & Rose otherwise the purchaser will be equally responsible with the
vendor for damages equal to the amount of our commission

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