LONDON - PROFITABLE PUB WITH LETTING ROOMS ON NEW FREE-OF-TIE LEASE

A substantial and prominent pub with letting rooms and thriving established business conveniently situated opposite one of TfL's Overground stations.

All Inn One is located in the Forest Hill area of London, in the London Borough of Lewisham. Forest Hill is rapidly becoming one of London's most up and coming districts, becoming ever more popular with young professionals and families. The area boasts many amenities including golf courses, open parkland and retail districts. The area is well known for being the home of the Horniman Museum & Gardens, an anthropological and cultural collection. The desirable neighbouring areas of Dulwich, Honor Oak and Crystal Palace are a short drive away.

Forest Hill sits on the A205 arterial ring road that runs between Woolwich and Battersea via Clapham and Hither Green. All Inn One is conveniently situated opposite Forest Hill station which provides Southern services into London Bridge, London Victoria and Coulsdon Town, as well as London Overground services into Highbury & Islington, West Croydon and Crystal Palace. The area is serviced by a comprehensive TfL bus network.

All Inn One occupies a substantial and notable detached public house situated on the corner of Perry Vale and Hindsley's Place. This sizeable three-storey property is of brick construction under a pitched tile roof with parapet frontage, and flat roof extensions to the rear. The property has been greatly invested in in recent years and is presented to a superb standard throughout.

TRADE AREAS
- BAR: Open plan with high ceilings, stripped wood flooring, two TVs and a central horseshoe shaped bar servery. The bar servery houses an EPOS till system, two drinks fridges and a double drinks fridge. Seating for 30+ with room for many more standing.
- SEATING AREA: With bifold doors to create a separate trade space from the bar, if desired. Seating for 60 or more dependant on layout.
- PUBLIC BAR: With stripped wood flooring, panelled walls and an Art Deco style brick fireplace. Serviced by its own entrance and bar servery with double drinks fridge. Seating for 30 and room for more standing.
- GENTLEMEN'S TOILETS
- LADIES TOILETS
- DISABLED TOILET: With baby changing facilities.
- FORMER TRADE KITCHEN: Ready to be reinstated.
- BASEMENT CELLAR: With OFFICE, large STORE ROOM, STORE ROOM and CHILLED BARREL STORE.

LETTING ACCOMMODATION
Located at second floor level there is letting accommodation with separate access from the rear of the property, and serviced by two independent boilers to ensure ample hot water for guests. Comprising:
- TWO SUPERIOR DOUBLE BEDROOMS with en suite shower
- TWO STANDARD DOUBLE BEDROOMS with en suite shower

OWNERS ACCOMODATION
Located at first floor level, comprising:
- THREE DOUBLE BEDROOMS
- KITCHEN
- BATHROOM

EXTERNAL
- FRONT TRADE PATIO: Capable of providing seating for up to 20.
- ENCLOSED TERRACE: Part covered, with seating for 10-15.
- SIDE TERRACE: Seating for 30, with retractable electric awning.
- REAR PATIO & DECKING: With seating for 100+.
- CAR PARK: Gated, with space for four vehicles.
- TRADE YARD/STAFF AREA
- BIN STORE

Our clients have operated All Inn One for the past 24 years and are now seeking to retire. During this time they have built a well regarded and profitable business which is well utilised by the extensive local community as well as those visiting the area.

Trade profit and loss accounts for the year ending 2024 show a net turnover of £365,181, generating a strong gross profit of 70.6%, and a very healthy adjusted net profit of £181,105. These figures are based on wet and accommodation sales only. Historic accounts show a consistent business year-on-year. It is our understanding that the business has historically generated a net turnover in the region of £500,000, boosted by a food offering which ceased in 2019 due to the personal choice of our clients. Further accounting detail can be made available to serious parties following a formal viewing.

All Inn One boasts bags of potential to further increase turnover and profits by:
- Reinstating the kitchen area and food offering;
- Increasing room rates of the letting accommodation;
- Converting the owner's accommodation into additional letting bedrooms, effectively doubling capacity;
- Increasing advertising, especially via social media, the full potential of which is yet to be explored.

This profitable business would well suit a hands-on owner operator who could continue to drive the business on a daily basis, however trade figures also accommodation ample capacity to install a management team if desired.

LEASEHOLD £150,000 to include fixtures, fittings and goodwill. Stock at valuation in addition.

New lease agreement on the following terms:
TERM: For a term to be agreed between 5 and 30 years.
LANDLORD & TENANT ACT 1954: Inside Part II Landlord & Tenant Act 1954.
ASSIGNABILITY: Assignable subject to Landlord’s consent.
BOND: A bond equivalent to three months' rent in advance, plus personal guarantors if the lease is taken as a Limited Company.
RENT: £70,000 per annum, paid monthly or quarterly in advance.
RENT REVIEW: Subject to rent reviews at a frequency to be determined dependant on length of lease. At Market Rent or RPI, whichever the greater.
REPAIR LIABILITY: Full repairing and insuring.
TIE: Free-of-tie.
INSURANCE: The Landlord will insure the building, the cost of which will be charged to the Tenant by way of an Insurance Rent.
RATES & UTILITIES: All costs relating to the supply of utilities, Council Tax and Business Rates will be paid by the Tenant.
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 solicitor's 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.

A full premises licence is held

All mains services are connected.
Rateable Value £15,250
Local Authority: London Borough of Lewisham