Summary - 1 STAPLE HILL ROAD,FISHPONDS,BRISTOL,BS16 5AA BS16 5AA
1 bed 1 bath Commercial Property
Income-producing Victorian pub with RPI-linked rent and recent tenant refurbishment.
Freehold pub let to established operator producing £103,600 pa
A rare freehold pub investment in Fishponds, offered with a long-standing operator in place. The All Inn is let to The All Inn Pub Ltd (part of DoDo Pub Company) on a 20-year lease from March 2023, producing a current income of £103,600 pa with five-year open market reviews and annual RPI uplifts (2% collar / 5% cap, except review years). Recent tenant-led refurbishment leaves the trading areas and function room in good operational condition.
The building is a prominent Victorian corner property arranged over basement, ground and first floors, with flexible trading capacity: seating for 94 on the ground floor, a 46-person function room above, and sheltered external seating for up to 110 customers. The freehold includes a substantial site (approx. 0.152 acres) in a residential catchment close to local amenities and good transport links to Bristol city centre.
Investors should note clear limitations: the lease has 20 years remaining from 2023, which may restrict mortgage finance options and could deter some lenders. The property sits within a conservation area and has an EPC rating of D (76). There is no dedicated off-street parking and local crime statistics are above average, reflecting a generally deprived local catchment — factors that may influence long-term rental growth and operator risk.
Overall this is a hands-off income purchase for an investor seeking a branded regional pub let to an established operator, with indexed rent reviews and refurbishment recently completed by the tenant. Buyers should undertake lender and legal checks regarding lease length, review mechanics, and TOGC VAT treatment before committing.
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