SOMERSET – ATTRACTIVE EXMOOR VILLAGE FREE HOUSE WITH LETTING ROOMS
Withypool, Exmoor, Somerset
Ref: 49888
Leasehold
1 / 9
Key Features
Precis
Royal Oak is a free house in the attractive Exmoor village of Withypool known as the “golden triangle”. A tourist attraction in close proximity to beauty spots such as the National Trust village of Dunster Castle.
A front entrance porch giving access to the reception, dining room and lounge – seating approximately 20 guests. A public bar of similar character of traditional pub furnishings seating 22, alongside the dining room seating 40. Owner and letting accommodation and a rear forcourt/terrace to seat 15. Aswell as an outside bar and trade patio bench seating 100. It would suit a hands-on couple who would like to continue its operation as a traditional public house and capitalise on the well-kept letting accommodation and dining areas.
A front entrance porch giving access to the reception, dining room and lounge – seating approximately 20 guests. A public bar of similar character of traditional pub furnishings seating 22, alongside the dining room seating 40. Owner and letting accommodation and a rear forcourt/terrace to seat 15. Aswell as an outside bar and trade patio bench seating 100. It would suit a hands-on couple who would like to continue its operation as a traditional public house and capitalise on the well-kept letting accommodation and dining areas.
Location
The Royal Oak is a 17th century inn situated in the pretty village of Withypool. The village is part of what is known as the ‘Golden Triangle’ within Exmoor National Park; it stands beside the River Barle, across which spans a six arch bridge. Tar Steps is reached via a popular riverside walk.
Withypool is a tourist attraction in close proximity to many beauty spots such as the National Trust village of Dunster, over which towers Dunster Castle. The spectacular Devon and Somerset coastline forms the northern edge of Exmoor and links the towns of Lynton and Minehead. Exmoor is well- known for its outdoor pursuits. The Two Moors Walk passes through the village.
The Royal Oak is ideally situated for visitors to Exmoor, especially those who enjoy activities such as walking, fishing, shooting and horse riding. There are a number of holiday cottages in the area.
The Royal Oak has played its part in history: the author R D Blackmore wrote part of Lorna Doone in the bar of The Royal Oak. The well known artist, Alfred Munnings, had a studio in its loft. Towards the end of the Second World War, General Eisenhower is understood to have planned much of the D Day Landings from The Royal Oak whilst American forces used Woolacombe beach to the west of Exmoor to practise for the Normandy landings.
Withypool is a tourist attraction in close proximity to many beauty spots such as the National Trust village of Dunster, over which towers Dunster Castle. The spectacular Devon and Somerset coastline forms the northern edge of Exmoor and links the towns of Lynton and Minehead. Exmoor is well- known for its outdoor pursuits. The Two Moors Walk passes through the village.
The Royal Oak is ideally situated for visitors to Exmoor, especially those who enjoy activities such as walking, fishing, shooting and horse riding. There are a number of holiday cottages in the area.
The Royal Oak has played its part in history: the author R D Blackmore wrote part of Lorna Doone in the bar of The Royal Oak. The well known artist, Alfred Munnings, had a studio in its loft. Towards the end of the Second World War, General Eisenhower is understood to have planned much of the D Day Landings from The Royal Oak whilst American forces used Woolacombe beach to the west of Exmoor to practise for the Normandy landings.
Property
TRADE AREAS
Front entrance porch giving access to the RECEPTION, LOUNGE BAR and DINING ROOM. The Lounge Bar features a fine stone inglenook fireplace and exposed overhead beams. There is fixed seating around the perimeter walls as well as country furnishings with seating for approximately 20.
The public bar is of similar character with a fireplace with log burning stove, overhead beams, part quarry tiled floor, perimeter wall seating and traditional pub furnishings to seat approximately 22. A panel fronted, polished top bar servery with back bar display connects the main trading areas. The attractive period dining room features a beamed ceiling, an inglenook fireplace with log burning stove and polished wooden furniture to seat approximately 40.
Commercial catering KITCHEN fitted with nonslip flooring, UPVC wall cladding and a range of stainless steel equipment including a Rational oven. PREPARATION ROOM, WASH-UP ROOM and staff WC.
TWO LADIES’ and GENTLEMEN’S TOILETS. REFRIGERATED BEER CELLAR.
OWNERS ACCOMMODATION
Access from the kitchen service area to the first floor. SITTING ROOM with door to a PRIVATE COURTYARD. TWO DOUBLE BEDROOMS, one of which is a walk-through to the BATHROOM with over bath shower.
LETTING ACCOMMODATION
Located on the first and second floors and accessed from the main entrance hall are EIGHT PERIOD BEDROOMS. All bedrooms are double or twin size with private facilities, seven having en suite bathrooms and one with a private bathroom across the hall.
EXTERNAL
FORECOURT PATIO/TERRACE to seat 15. To the rear is an OWNER’S COURTYARD GARDEN. TRADE PATIO with bench seating and artificial grass, seating approximately 100. This includes sheltered areas with lighting and heating. OUTSIDE BAR and INTEGRATED CELLAR. Car park for 10. OUTBUILDINGS comprising walk-in COLD ROOM and freezer storage. DRY FOOD STORE. CELLAR for outside bar. BOTTLE STORE. WOOD STORE.
Front entrance porch giving access to the RECEPTION, LOUNGE BAR and DINING ROOM. The Lounge Bar features a fine stone inglenook fireplace and exposed overhead beams. There is fixed seating around the perimeter walls as well as country furnishings with seating for approximately 20.
The public bar is of similar character with a fireplace with log burning stove, overhead beams, part quarry tiled floor, perimeter wall seating and traditional pub furnishings to seat approximately 22. A panel fronted, polished top bar servery with back bar display connects the main trading areas. The attractive period dining room features a beamed ceiling, an inglenook fireplace with log burning stove and polished wooden furniture to seat approximately 40.
Commercial catering KITCHEN fitted with nonslip flooring, UPVC wall cladding and a range of stainless steel equipment including a Rational oven. PREPARATION ROOM, WASH-UP ROOM and staff WC.
TWO LADIES’ and GENTLEMEN’S TOILETS. REFRIGERATED BEER CELLAR.
OWNERS ACCOMMODATION
Access from the kitchen service area to the first floor. SITTING ROOM with door to a PRIVATE COURTYARD. TWO DOUBLE BEDROOMS, one of which is a walk-through to the BATHROOM with over bath shower.
LETTING ACCOMMODATION
Located on the first and second floors and accessed from the main entrance hall are EIGHT PERIOD BEDROOMS. All bedrooms are double or twin size with private facilities, seven having en suite bathrooms and one with a private bathroom across the hall.
EXTERNAL
FORECOURT PATIO/TERRACE to seat 15. To the rear is an OWNER’S COURTYARD GARDEN. TRADE PATIO with bench seating and artificial grass, seating approximately 100. This includes sheltered areas with lighting and heating. OUTSIDE BAR and INTEGRATED CELLAR. Car park for 10. OUTBUILDINGS comprising walk-in COLD ROOM and freezer storage. DRY FOOD STORE. CELLAR for outside bar. BOTTLE STORE. WOOD STORE.
The Business
The Royal Oak has been under its current ownership since February 2024. It is a popular and highly regarded traditional country freehouse with high quality letting accommodation that is well patronised by the local shoots and hunts. The pub is also well supported by the local community and accommodates visitors on walking holidays.
A full year’s accounts are soon to be produced for the year ending 2025 and it is anticipated that these will show a net turnover in excess of £500,000. Historic profit and loss accounts for February 2022 show an annual net turnover of approximately £660,000 with a gross profit of 70%. The business experiences a particularly healthy summer trade. Further accounting information may be made available to serious parties following a formal viewing.
Our clients wish to sell the business because they are looking to relocate. It would suit a hands-on couple who would like to continue its operation as a traditional public house and capitalise on the well kept letting accommodation and dining areas.
A full year’s accounts are soon to be produced for the year ending 2025 and it is anticipated that these will show a net turnover in excess of £500,000. Historic profit and loss accounts for February 2022 show an annual net turnover of approximately £660,000 with a gross profit of 70%. The business experiences a particularly healthy summer trade. Further accounting information may be made available to serious parties following a formal viewing.
Our clients wish to sell the business because they are looking to relocate. It would suit a hands-on couple who would like to continue its operation as a traditional public house and capitalise on the well kept letting accommodation and dining areas.
Tenure
LEASEHOLD £65,000 to include goodwill and fixtures and fittings. Stock at valuation in addition.
The Royal Oak is held on a full repairing and insuring lease from Wellington Pub Company for a term of 25 years which commenced May 2019. The lease falls within the security provisions of the Landlord & Tenant Act 1954 and is fully assignable. Rent £48,000 per annum, subject to annual RPI adjustments. An incoming party will be required to provide a rental deposit to the Landlord of a quarter’s rent in advance. The lease is free of all trade ties. VAT is payable on the rent payments. The building insurance is charged to the tenant by way of insurance rent.
No direct approach to be made to the business; please direct all communications through Sidney Phillips.
Viewing strictly by appointment only.
The Royal Oak is held on a full repairing and insuring lease from Wellington Pub Company for a term of 25 years which commenced May 2019. The lease falls within the security provisions of the Landlord & Tenant Act 1954 and is fully assignable. Rent £48,000 per annum, subject to annual RPI adjustments. An incoming party will be required to provide a rental deposit to the Landlord of a quarter’s rent in advance. The lease is free of all trade ties. VAT is payable on the rent payments. The building insurance is charged to the tenant by way of insurance rent.
No direct approach to be made to the business; please direct all communications through Sidney Phillips.
Viewing strictly by appointment only.
Licence
A full Premises Licence is held.
Services
Mains water and electricity. Septic tank drainage. Oil fired central heating. Bulk propane gas for cooking.
Rateable value: £30,000 as of 01 April 2026
Local Authority: Somerset County Council, Dulverton Library, Fore Street, Dulverton TA22 9EX
Rateable value: £30,000 as of 01 April 2026
Local Authority: Somerset County Council, Dulverton Library, Fore Street, Dulverton TA22 9EX
Enquire about this listing
Nathan Stainer
Wessex
