EAST SUSSEX - FREE-OF-TIE VILLAGE PUBLIC HOUSE TO LET
Crowhurst, Battle, East Sussex
Ref: 51305
Leasehold Nil Premium
Leasehold
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Key Features
Location
The Plough Inn lies in the charming village of Crowhurst in East Sussex. The village lies approximately 5 miles north west of the major conurbation of Hastings, a short drive from the historic town of Battle 4 miles to the north. The area is popular with nature enthusiasts seeking to enjoy walks throughout the High Weald Area of Outstanding Natural Beauty and bird watching at Fore Wood RSPB Reserve, as well as numerous visitors to Battle Abbey (the site of the Battle of Hastings). This area of East Sussex draws a number of visitors seeking to enjoy weekends away.
The area is easily accessible via the A21 trunk road which connects Hastings and the South Coast to the M25 via Tunbridge Wells and Sevenoaks. The nearby A254 provides links to neighbouring coastal towns and destinations. Main line rail connections are available from nearby Crowhurst station with services to Battle, Hastings, Tunbridge Wells and London (via Tonbridge and Sevenoaks).
The area is easily accessible via the A21 trunk road which connects Hastings and the South Coast to the M25 via Tunbridge Wells and Sevenoaks. The nearby A254 provides links to neighbouring coastal towns and destinations. Main line rail connections are available from nearby Crowhurst station with services to Battle, Hastings, Tunbridge Wells and London (via Tonbridge and Sevenoaks).
Property
The Plough Inn occupies a prominent elevated position on the junction of Plough Lane and Chapel Hill. This characterful two-storey public house is of brick construction under a pitched tile roof and despite dating back to 1805, is not a listed building.
TRADE AREAS
- BAR: Stripped wood and flagstone flooring, exposed timbers and part-panelled walls. Central bar servery, a notable inglenook fireplace and attractive bay windows. Capable of providing seating for up to 35.
- DINING AREA: Seating for up to 20.
- GENTLEMEN'S TOILETS.
- LADIES TOILETS.
- DRY STORE.
- WAITER AREA.
- TRADE KITCHEN.
- BASEMENT CELLAR.
OWNERS ACCOMMODATION
Located at first floor level, comprising:
- TWO DOUBLE BEDROOMS.
- LIVING ROOM.
- OFFICE.
- BATHROOM.
- ATTIC BEDROOM.
EXTERNAL
- TIERED TRADE GARDEN: Part lawned, part gravel. This area is extremely popular in the summer and during the village festival. Capable of providing seating for 50-80 patrons.
- SIDE PATIO: Seating for 10.
- CAR PARK: Space for 10 vehicles.
- PRIVATE GARDEN: Which could well be incorporated into the business to provide a secluded trade garden with a further 30 covers.
TRADE AREAS
- BAR: Stripped wood and flagstone flooring, exposed timbers and part-panelled walls. Central bar servery, a notable inglenook fireplace and attractive bay windows. Capable of providing seating for up to 35.
- DINING AREA: Seating for up to 20.
- GENTLEMEN'S TOILETS.
- LADIES TOILETS.
- DRY STORE.
- WAITER AREA.
- TRADE KITCHEN.
- BASEMENT CELLAR.
OWNERS ACCOMMODATION
Located at first floor level, comprising:
- TWO DOUBLE BEDROOMS.
- LIVING ROOM.
- OFFICE.
- BATHROOM.
- ATTIC BEDROOM.
EXTERNAL
- TIERED TRADE GARDEN: Part lawned, part gravel. This area is extremely popular in the summer and during the village festival. Capable of providing seating for 50-80 patrons.
- SIDE PATIO: Seating for 10.
- CAR PARK: Space for 10 vehicles.
- PRIVATE GARDEN: Which could well be incorporated into the business to provide a secluded trade garden with a further 30 covers.
The Business
The Plough is currently operated on a Tenancy at Will basis, however is available to let with vacant possession. No trade is sold or warranted. Trade accounts are unavailable. Prospective tenants will need to make their own assumption as to potential trade levels giving due regard to the size of the premises, location and local demographics.
The Plough Inn is an ideal opportunity for an experienced operator or a first-time operator looking to ‘cut their teeth’ in the sector.
The Plough Inn is an ideal opportunity for an experienced operator or a first-time operator looking to ‘cut their teeth’ in the sector.
Tenure
LEASEHOLD NIL PREMIUM
Fixtures and fittings on site are owned by current tenant and are not included in the let, unless agreed by separate negotiation.
The Landlord will consider the creation of a new lease agreement on the following terms:
- TERM: For a term of 10 or 15 years.
- LANDLORD & TENANT ACT 1954: Inside Part II Landlord & Tenant Act 1954.
- ASSIGNABILITY: Assignable subject to Landlord's consent.
- BOND: A bond equivalent to 6 months’ rent in advance plus personal guarantors if the lease is taken as a Limited Company.
- RENT: £35,000 per annum exclusive of VAT and insurances, paid quarterly in advance.
- RENT REVIEW: Subject to rent reviews every fifth year of the term and annual RPI adjustments collared at 2.5%, capped at 5%.
- REPAIR LIABILITY: Full repairing and insuring lease.
- TIE: Free of all trade ties.
- INSURANCE: The Landlord will insure the building, the cost of which will be charged to the Tenant by way of an Insurance Rent.
- VAT: VAT will be payable on rental payments.
All negotiation subject to covenant strength. An incoming party will be required to demonstrate sufficient funds to sustain their business model, and will need to demonstrate ingoing capital to cover the premium, rental deposits, stock, working capital and solicitors fees as a minimum.
Application form and business plan available upon request.
No direct approach to be made to the business; please direct all communications through Sidney Phillips. Viewing strictly by appointment only.
Fixtures and fittings on site are owned by current tenant and are not included in the let, unless agreed by separate negotiation.
The Landlord will consider the creation of a new lease agreement on the following terms:
- TERM: For a term of 10 or 15 years.
- LANDLORD & TENANT ACT 1954: Inside Part II Landlord & Tenant Act 1954.
- ASSIGNABILITY: Assignable subject to Landlord's consent.
- BOND: A bond equivalent to 6 months’ rent in advance plus personal guarantors if the lease is taken as a Limited Company.
- RENT: £35,000 per annum exclusive of VAT and insurances, paid quarterly in advance.
- RENT REVIEW: Subject to rent reviews every fifth year of the term and annual RPI adjustments collared at 2.5%, capped at 5%.
- REPAIR LIABILITY: Full repairing and insuring lease.
- TIE: Free of all trade ties.
- INSURANCE: The Landlord will insure the building, the cost of which will be charged to the Tenant by way of an Insurance Rent.
- VAT: VAT will be payable on rental payments.
All negotiation subject to covenant strength. An incoming party will be required to demonstrate sufficient funds to sustain their business model, and will need to demonstrate ingoing capital to cover the premium, rental deposits, stock, working capital and solicitors fees as a minimum.
Application form and business plan available upon request.
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 permitting the sale of alcohol by retail:
Monday to Thursday 10:00-23:30
Friday to Saturday 10:00-01:00
Sunday 12:00-23:00
Monday to Thursday 10:00-23:30
Friday to Saturday 10:00-01:00
Sunday 12:00-23:00
Services
Mains water, drainage and electricity. Fuel via LPG.
Rateable Value: £13,750 from 1 April 2026
Local Authority: Rother District Council
Rateable Value: £13,750 from 1 April 2026
Local Authority: Rother District Council
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Robert Cockayne
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