Summary - OKENS HOUSE, CASTLE STREET CV34 4BP
1 bed 1 bath Cafe
Turnkey licensed business with strong tourist trade and included equipment.
Turnover reported over £400,000 net of VAT annually
Located adjacent to Warwick Castle — strong tourist footfall
51 internal covers plus 24 external seats; function area available
Sale includes commercial equipment, fixtures and fittings
Grade II* listed — restrictions on alterations and higher maintenance
Only 9 years remaining on lease — lenders may refuse mortgages
Rent £18,500 pa, rising to £20,000 pa in 2026; business rates £3,370
Area records above-average crime; consider operating/insurance implications
Set in a picturesque Tudor Grade II* building next to Warwick Castle, this licensed tea room trades as a turnkey business with strong footfall from tourists and local regulars. The sale includes fixtures, fittings and commercial equipment, and the café is trading on a healthy reported turnover of over £400,000 (net of VAT).
The premises offer 51 internal covers and 24 external seats across ground and first floors, plus a small function area and full commercial kitchen. The business benefits from established online presence and repeat trade, with potential to increase revenue by extending opening hours or diversifying catering.
Important drawbacks are clear and material: the lease has only nine years remaining, which will likely deter mortgage lenders, and the Grade II* listed status restricts alterations and may increase maintenance costs. Rent rises are scheduled (from £18,500 pa to £20,000 pa in 2026) and the area records above-average crime rates, which prospective buyers should factor into operating and insurance costs.
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