Summary - THE INN ON THE POND, NUTFIELD MARSH ROAD RH1 4EU
1 bed 1 bath Pub
Period charm on 1.2 acres with strong food-led potential for entrepreneurial operators.
Grade II parts and c.1520 origins — strong period character and restrictions
Set in c.1.2 acres with pond views, gardens and 50-space car park
Three-area bar (c.60 covers) plus dining room (c.54 covers)
Large commercial kitchen, stores and two former squash courts to convert
Leasehold: 5-year tenancy available or longer lease; proposed £40,000pa rent
Incoming costs: multiple deposits, stock ~£5,000, proof of £10,000 working capital
Listed status will limit alterations and add maintenance complexity
Very slow broadband; business currently traded under tied supply arrangement
A rare, characterful country pub set beside a pond and cricket pitch, The Inn on the Pond occupies c.1.2 acres of attractive Surrey countryside while remaining close to major transport links. Parts of the building are Grade II listed and date back to 1520, giving strong period appeal and clear scope to trade as a food-led destination using existing dining space and a large commercial kitchen.
The layout includes a three-section bar with sittings for around 60, a dining area for circa 54 covers, large rear stores and two former squash courts currently used for storage — presenting conversion potential for extra guest space or back-of-house operations. Outside features include two lawned garden areas with bench seating for more than 70 covers and a 50-space car park, valuable for summer trading and events.
Tenure is leasehold with Shepherd Neame offering either a 5-year tenancy (full tie) or consideration of a longer-term lease with an adjusted tie. Commencing rent is proposed at £40,000pa. Incoming tenants should budget for trade and contract deposits plus maintenance and training deposits, stock costs and proof of working capital.
Practical drawbacks are material and stated: parts of the property are listed which will complicate alterations and ongoing maintenance; broadband speeds are very slow; the business currently operates under a tied supply arrangement; and full trading history is not provided. These constraints are weighed against strong location, substantial outside space and clear scope for increased food trade and extended opening hours.
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