Summary - The Old Coach House, West Woodburn, HEXHAM NE48 2RX
1 bed 1 bath Pub
Profitable A68 roadside pub with seven ensuite rooms and riverside garden.
Established roadside trading pub with c.£358k annual turnover
Seven ensuite letting bedrooms with good occupancy from tourists
Extensive grounds: 0.812 acres, riverside garden and parking for 15
EPC A and biomass system with RHI income (~£9k pa until c.2034)
Freehold available; leasehold option with £50k ingoing premium too
High flood risk due to riverside location — insurance implications
Oil-fired heating and uninsulated stone walls may need upgrades
Historic stone building retains character but requires ongoing maintenance
The Bay Horse Inn is an established, well-reviewed roadside business on the A68, combining a busy bar and dining room with seven ensuite letting bedrooms. Trading c.£358,000 turnover (Y/E 31.08.2024) and supported by local custom and tourist passing trade, the pub benefits from multiple income streams: food service, accommodation and events. An owner-operator or regional operator could scale covers, occupancy and weekday trade further.
The freehold includes extensive grounds (0.812 acres) with parking for about 15 cars and riverside garden seating, enhancing wedding and tourist appeal. The property has a modern biomass heating system (installed 2015) with an RHI contract providing approximately £9,000 pa until c.2034, and an excellent EPC A rating — useful operational advantages for future running costs and sustainability credentials.
There are clear operational and physical considerations to note. The site is in a high flood-risk area and lies close to the river, which will affect insurance and flood mitigation requirements. Main heating uses oil-fired boiler and radiators; external stone walls are assumed uninsulated, so further insulation works may be desirable. The building dates are mixed in the paperwork; construction records indicate early twentieth-century origins and the property retains period stone character that will attract customers but may need ongoing maintenance.
For buyers seeking a trading pub with accommodation, the Bay Horse is ready to step into, with fixtures and fittings largely included and an option to take on a ten-year lease instead of freehold purchase. Rent/lease terms and ingoing premium are available for those preferring leasehold entry. The business is presented with trained staff and documented trading figures for due diligence, making it a practical acquisition for an active operator or investor targeting a rural hospitality asset.
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