The Green, RG7

The Six Bells is situated in the Berkshire village of Beenham, nestled in an area of stunning countryside approximately 6 miles east of Newbury and 7 miles west of Reading. The village is predominantly a residential village with local attractions include the Bucklebury Farm & Deer Safari Park.

The village is a short drive from the M4 at junction 12, and main line rail services are available from nearby Aldermaston with Great Western Railway between Reading and Newbury or Bedwyn. Additional rail services are available from nearby Theale with fast connections to Reading, and to London beyond via the Elizabeth Line, making this area highly commutable.

The Six Bells is situated along The Green, the main arterial road into the village from the north. The premises comprise a well-presented detached public house of red brick construction, under a pitched tile roof. In recent years, the property has been extensively refurbished throughout to great expense. The property is not a listed building and does not fall within a Conservation Area. The property sits within a plot measuring in the region of 0.27 acres. We understand the Gross Internal Area of the property measures 422 m² (4,542 ft²).

Property comprises:

TRADE AREAS
- BAR: Stone tiled flooring, log burner, bar servery with coffee machine and drinks fridges. Seating for up to 24.
- CONSERVATORY: Presented in an in-keeping manner with the bar. Disabled access and seating for 18.
- SNUG: Wood-built bar servery and log burner. Comfortable seating for 12.
- FUNCTION ROOM/BREAKFAST ROOM: Bar servery, servery hatch to kitchen. Seating for 30.
- DISABLED TOILET: With baby changing facilities.
- 2 x GENTLEMEN'S TOILETS.
- 2 x LADIES' TOILETS.
- CHILLED BARREL ROOM.
- PANTRY/DRY STORE.
- OFFICE.
- WASH-UP AREA.
- COMMERCIAL KITCHEN: With Rational oven, double deep fat fryer, plancha grill, salamander, extractor, salad station, under counter fridges, five ring electric hob and upright stainless steel fridge.

OWNERS ACCOMMODATION
Located at first floor level, comprising:
- 2 x DOUBLE BEDROOMS.
- BATHROOM.
- LIVING ROOM WITH KITCHENETTE.

LETTING ACCOMMODATION:
Located in a modern build unit to the rear of the property, with segregated access, comprising:
- DOUBLE/TWIN BEDROOM with en suite bathroom.
- 3 x DOUBLE BEDROOM.

External
- CAR PARK: With space for 15 to 20 vehicles.
- SIDE PATIO: With Seating for 15.
- TRADE GARDEN: Part lawned, with covered and heated seating area. 18 picnic benches.
- TRADE YARD: With shed storage.

The Six Bells has been run under its current ownership since September 2020, when a tired and dilapidated public house was heavily invested in to create the warm and welcoming business that we see today. The business operates as a country village pub, offering an ever changing seasonal food offering focused on local produce. It has a core of regular drinkers from the village, supported by destination diners. The letting accommodation is well utilised by business visitors to the area.

Trade profit and loss accounts for the year ending 31 May 2023 show a net turnover of £228,125 and a gross profit of 61.3%. Further accounting detail can be made available following a formal viewing.

The Six Bells is a great opportunity for an enthusiastic hands-on couple, or aspiring individual wanting to take their first steps into the industry. There is undoubted scope for a new operator to drive this business forward to the next level.

The property benefits from planning permission for the demolition of an existing store and erection of new extension containing flexible dining space and village shop. Further details can be found with the Local Authority under reference 21/00575/FUL.

FREEHOLD £750,000 to include goodwill, fixtures and fittings. Stock at valuation in addition.

LEASEHOLD NIL PREMIUM
A new lease will be granted on the following terms:

TERM: For a term of up to seven years.
LANDLORD & TENANT ACT 1954: Inside Part II Landlord & Tenant Act 1954.
ASSIGNABILITY: Fully assignable subject to Landlord's consent.
DEPOSIT: A deposit equivalent to 3 month's rent in advance plus personal guarantors if the lease is taken as a Limited Company.
RENT: £30,000 per annum, paid monthly in advance.
RENT REVIEW: Subject to rent reviews at Market Rent or RPI (capped and collared at 2.5% and 5%), whichever the greater. Frequency
to be agreed subject to length of term.
REPAIR LIABILITY: Part repairing and insuring lease agreement. This is not a full repairing and insuring lease with the freeholder retaining responsibility for the structure of the building. The lessee will be responsible for internal maintenance, repair and decoration as well as the decorative condition of the exterior of the property.
FIXTURES & FITTINGS: To be retained by the Landlord and rented to the tenant as part of the lease agreement. The tenant will then be responsible for their repair, maintenance and replacement
(when beyond repair)
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.

DUE DILLIGENCE: 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. An incoming party will be required to undertake a credit check.

No direct approach to be made to the business; please direct all communications through Sidney Phillips.

Viewing strictly by appointment only.