Summary - Cobblers Tea Room Hylands Yard, Rye, East Sussex, TN31 TN31 7EP
1 bed 1 bath Cafe
Turnkey, tourism-driven cafe in the heart of Rye with strong summer trade.
Established tearoom with 70+ years' reputation and TripAdvisor awards
Prime High Street location in historic, high-footfall Rye
Grade II listed premises — authentic character, restrictions apply
10-year lease from May 2019; rent £25,200 per year; leasehold sale
Experienced staff in place; current owner lightly involved
Indoor seating, rear courtyard and three front outside tables
Approx 635 sqft across ground and first floor; multi-story layout
Above-average local crime rate; factor into insurance and security
Cobblers Tea Room is a long-established, award-winning tearoom in the heart of Rye, offered as a leasehold business for £115,000. With over 70 years of trading and consistent TripAdvisor recognition, it benefits from high tourist footfall on a prime High Street site and exceptionally strong summer trade. The sale includes an experienced staff team and a largely owner-light operation that could suit an active buyer or hands-off investor.
The premises are Grade II listed and arranged over two floors, with about 635 sqft of trading and back-of-house space, a rear courtyard and three small front tables. The building is attractively presented and full of period character, which is a major draw for visitors but will restrict changes and could complicate maintenance or alterations.
Tenure is leasehold with a 10-year lease started in May 2019 at current rent £25,200 pa; the lease is protected under the Landlord & Tenant Act 1954. Practical positives include excellent mobile signal and fast broadband. Notable concerns are the Grade II listing (will cause difficulties for works) and an above-average local crime rate—both factors to consider for budgets and insurance.
This opportunity suits a buyer who values a proven tourism-driven trade, heritage character and a turnkey operation, or an investor aiming to sustain and possibly broaden the offering (longer opening hours, catering, or off-peak promotions). Realistic planning for listed-building constraints and local safety considerations will be necessary.
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