Summary - The Cottage, Hampstead Lane, Yalding ME18 6HG
1 bed 1 bath Pub
Large food-led venue with major summer draw and growth potential.
- Grade II listed partly 16th Century riverside building
- Modern glazed dining area seats 110 with river views
- Riverside terrace seating for c.350, strong summer trade
- Fair Maintainable Trade c.£880,000; food-led business
- Lease: 5-year fully tied tenancy; lenders may refuse mortgages
- High flood risk — insurance and mitigation required
- Incoming costs and working capital required before trade
- Parking for around 22 cars; EPC rating C
A rare riverside pub-restaurant set in a partly 16th Century, Grade II listed building, The Boathouse combines genuine period character with a modern glazed dining extension overlooking the river. The site was remodelled in 2017 and provides flexible indoor seating and an extensive riverside terrace that accommodates large summer trade. Trading last year produced a Fair Maintainable Trade of around £880,000 (food-led) with strong seasonal uplift.
This is offered as a five-year fully tied lease with an incoming rent starting at £49,920 pa and rising to £57,200. The business includes commercial kitchen plant, walk-in chillers, a level cellar and trade inventory. The property sits on about 0.6 acres with parking for roughly 22 cars and riverside outdoor seating for up to 350 people — a clear summer asset for a hospitality operator.
Important drawbacks that will affect purchase and operation: the lease has only five years remaining and is fully tied to drink supply — many mortgage lenders will refuse lending on such short terms, and the tie limits supplier flexibility. The building is Grade II listed, which will constrain alterations and can increase repair costs. The site is in a high flood-risk area, requiring careful insurance and flood-mitigation planning.
Operational requirements include outgoing deposits and initial working capital (details provided), a premises licence and a designated premises supervisor, plus staff transferring under TUPE. The property is suitable for an entrepreneurial operator or multi-site operator who can exploit year-round river views and substantial summer capacity while managing listed-building responsibilities, flood risk and the tied tenancy.
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