The Red Lion Public House, The Street East Bergholt, Colchester, CO7 6TB

A character detached Grade ll property of timber frame and brick construction under a pitched tiled roof, with extensions to the rear and detached “stand alone” former stables building within the grounds having been converted to letting use and storage/staff room.

The Red Lion has been significantly improved by the current owner, renovating and refurbishing the buildings to a very high standard with the use of high-quality traditional materials and fixtures and fittings throughout. Yet retaining numerous architectural features throughout, including open fireplaces, wood beam ceilings and part exposed brick walls. The upper 2 floors of accommodation has been converted to letting bedroom use with all 5 rooms, again furnished to a very high standard.

Externally, the pub is set in its own landscaped grounds incorporating extensive lawned gardens and a large part wall enclosed side patio area with planning consent for the erection of an Orangery-style restaurant extension, providing an additional 50 plus internal covers.

It should be noted there is a large piece of land to the rear, currently within the pubs freehold demise, which is to be sold separately for a negotiated price, with the benefit of planning permission for a development of 5 residential properties and a pub store with 2 additional en-suite rooms. The purchaser of the pub has the opportunity to acquire this area of land for either their own pub usage or take advantage of recent development planning consent.

The Red Lion occupies a prominent position in the heart of the affluent village of East Bergholt, adjacent to celebrated artist John Constable’s studio and close to the church and convenience store.

East Bergholt is a sizeable village with almost 3,500 residents, situated on the north bank of the River Stour, in the very heart of Constable Country. The association of East Bergholt with the Constable family runs deep; the artist grew up in a house a few hundred yards from the local St Mary's church. Flatford Mill is 1.4 miles walk from the Red Lion and lies in the heart of the beautiful Dedham Vale. Owned by the National Trust this charming hamlet was the inspiration for some of John Constable's most famous pictures, for example, the Hay Wain.

East Bergholt is ten miles north of City of Colchester, off the busy main A12 road and eight miles south of Ipswich. The nearest town and railway station is Manningtree approximately 3.3 miles to the south-east.

Overall, the demographics indicate an area of above average affluence, popular with the middle-population and those over retirement age. Average house price is 9.29% above the UK average.

Public Areas
• Ground floor restaurant and centrally positioned bar servery
• Entrance lobby
• Public bar (20 seating)
• Two section restaurant (60 covers)

N.B. As previously mentioned, there is ample space and scope to add an extra 50 plus covers by implementing the planning consent obtained, in constructing a single storey orangery style conservatory to the side.

We have been advised that all trade fixtures and fittings at present in the property are owned outright and will be included within the sale, apart from
any personal items.

• Ladies, gents and disabled WC’s
• Well-equipped commercial kitchen
• Walk in chillers in covered area to the side
• Ground level beer cellar
• Enclosed rear storage yard
• Owners private parking area

• Five en-suite letting bedrooms arranged across first and second floors, furnished to a very high standard.
• A further letting bedroom known as the Stables is located in the rear garden in a detached two storey building.
• Planning approval has been granted for a pub store and two additional B&B letting rooms.

• Large plot with an “al fresco” dining terrace (50 covers) to the side.
• Lawned garden area where an 80 seater marquee is sited in Summer months and for weddings.

N.B. There is a car park to the rear of the property, which is currently owned by the seller, which is either being retained or sold to another party.
However, the seller would add a covenant to allow visitors to the pub to be able to use free of charge in perpetuity. The car park is available for purchase by separate negotiation.

The Red Lion was acquired by the current owner in 2014 and has been fully renovated and fitted out to a very high standard prior to trade commencing.

The business has been trading in its current guise as a gastro pub/restaurant since September 2020, with the six letting bedrooms opening in October 2023 and is aimed at the upper end of the regional hospitality market in terms of pricing and offering.

The business has received a AA 5* award and 1* for culinary.

There is a wide range of keg and cask ales in addition to a diverse cocktail menu and an extensive wine list.

The current food offering is via an A La Carte type menu with main courses priced at between £19 and £24, starters £9 and £16, and desserts £9 and £14. The restaurant also offers breakfast between Thursday and Sunday with a full English priced at £17.50. Additionally, from Wednesday to Friday the restaurant offers a set menu with 2 courses available for £27 and three courses available for £30.

In respect of the letting rooms, the business offers a total of six individual letting rooms with pricing ranging from £150 to £200 per night for a double room, with various packages in place for bed and breakfast ranging from £185 - £210 and for dinner bed and breakfast the tariff is from £245 - £295 per night.

There is undoubtedly ample scope and opportunity for a new owner to significantly improve the turnover by a more “hands-on” owner/operator
approach and ramp up the current level of turnover.

Further insight into the business is on the pub website:-


Awards
In February of this year, the Red Lion was awarded a 5-star rating by the AA Hotel & Hospitality Services for its quality of Hospitality, Service, cleanliness and culinary excellence. Also, the pub was awarded “Restaurant of the Year” in the Suffolk Food & Drinks Award 2024. In 2023 it won ‘“Pub of the Year” in the Suffolk food and Drinks Awards.

The pub is also rated 4.8 on DishCult which are genuine reviews.

The business is currently run under management with a full-time manager assisted by 4 full time staff and 9 part time staff as and when required.

The Property has traded since 2020 as a managed operation, with food sales for circa 55% and wet sales 30%. The letting rooms have been operating only for the latest trading year, therefore around 15% of current income is attributed to accommodation sales.

The Red lion currently operates Wednesday 12pm to 10pm, Thursday to Saturday 9am to 10pm, Sunday 9am to 6pm and closed for trading on
Monday and Tuesday.

We are advised the rateable value is currently £18,800.