Summary - BLACKSMITHS ARMS, ROAD FROM PLYMTREE SCHOOL TO CHURCH EX15 2JU
3 bed 1 bath Pub
Established trade with clear growth and holiday-let potential.
Freehold village pub in affluent Plymtree
A rare freehold village pub with established local trade and room to grow. The Blacksmiths Arms sits in the heart of Plymtree as the sole public house, trading a cosy, characterful interior with exposed beams, a wood burner and quality home-cooked food. Current limited opening hours produce an annual turnover in excess of £180,000, leaving clear scope to increase revenue by extending hours or developing food and accommodation offers.
The property provides generous owner accommodation: three double bedrooms, a lounge, office and bathroom, along with a substantial trading area that seats 50+ and courtyard seating for 38+. Practical features include a well-equipped commercial kitchen, above-ground cellar, accessible courtyard service route and on-site parking for four cars (additional on-street parking available).
There are tangible income and development opportunities: the sizable pool room/storage building could be converted into a detached en-suite holiday let, and increased opening times and catering expansion should attract nearby holiday and glamping guests. The sale is prompted by retirement; the freehold benefits from full rural rate relief, so no business rates are payable at present.
Buyers should note some maintenance and operational considerations. The interior shows signs of potential damp in parts of the trading area and will benefit from ongoing upkeep and possible refurbishment to modernise services and maximise throughput. The current limited trading pattern means new owners will need to invest time and working capital to unlock the full potential.
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