Summary - Willow Cottage, The Green, Pulham Market, DISS IP21 4SU
1 bed 1 bath Pub
Wet-led village pub with steady daytime trade
Bar (28), Restaurant (18) and large rear patio (60) covers
Front enclosed garden and seating for 42 patrons
Freehold sale; price £395,000 (VAT payable on sale)
EPC: D; secondary glazing; timber frame with no listed insulation
Oil-fired boiler and radiators — higher running costs likely
Property predates 1900; period character with maintenance needs
Inconsistent paperwork on private accommodation layout — verify details
A traditional village pub offered freehold on the edge of Diss, trading as a wet-led community venue with steady daytime footfall. The property combines an L-shaped bar and separate restaurant, both presented in good order, with generous outdoor trade areas: rear patio (60 covers) and front seating/garden (42 covers). Internal access to private accommodation is provided, and the business benefits from an affluent, rural catchment and fast broadband.
Practical considerations include an EPC rating of D, oil-fired boiler and radiators, and timber-frame walls that appear to lack modern insulation. VAT will be charged in addition to the sale price. The construction predates 1900 and secondary glazing is fitted — useful for character but likely to require ongoing maintenance and energy-efficiency upgrades.
This lot suits an operator or investor seeking an established wet-led pub in a prosperous village location with immediate income potential from bar and outside trade. There is scope to improve margins through energy upgrades, targeted refurbishment of letting/owner accommodation, and enhanced food or events trade. Any buyer should budget for insulation, heating improvements and confirm exact bedroom/accommodation layout due to mixed descriptions in the paperwork.
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