• Main bar, dining area and games room (45)
• Front and back trade gardens
• Well supported year round local trade
• Potential to increase food trade
• 3 bedroom private accommodation
• Large car park (20)
• 11 miles from Norwich
• Free of Tie lease

Property
A two-storey detached property, pre-war built of brick construction under a pitched tiled roof, with single storey additions to the side and rear, which enhance the public areas.

Ground floor consists of open plan lounge bar with bar servery and dining area, accessed from the front through an entrance porch. The trading area is L-shaped in configuration, mainly carpeted and provides seating for 40 covers. It also benefits from 2 open brick fireplaces with log burners in each. A games area provides a pool table and dart board with wooden flooring. Separate Ladies and Gentlemen’s facilities. Located around the bar area are wall mounted plasma TV screens.

Ancillary areas include: a trade kitchen with canopy extractor fan over 6 burner range with fryers, pass and stainless steel worktops with under counter chillers, and a wash up area, level beer cellar with side delivery doors.

Small room located at the rear of the bar. Owner’s accommodation is well presented throughout and situated on the first floor, with self-contained entrance and comprises of lounge, 3 double bedrooms, bathroom and domestic kitchen. The accommodation also has an enclosed private garden area.

To the front of the property is an open plan gravel garden with picnic style bench seating. There is a lawned beer garden with bench seating to the rear. To the immediate rear of the property is a flag stoned paved patio with covered shelter and further bench style seating. A gravel area leads to 2 outbuildings providing garaging and storage. Located at the rear of the property is a car park for approximately 20 vehicles.

Measurements
Site Area – 0.4 acres. Total Floor Area – 2,917 sq ft *All measurements are approximate and taken from digital mapping

Planning
The property is not listed and is not located within a conservation area.

Tenure
Leasehold for a term of 20 years on a full repairing and insuring basis with effect from the 26th August 2014 at a current rent of £35,500 per annum. There are 5 yearly rent reviews, the next review being August 2024. The lease is completely Free of Tie. Interested parties will be asked to fill out a Wellington Pub Co tenancy agreement and supply a suitable business plan. In-going costs estimated to be in the region of £30,000 to include 3 month deposit, 3 months rent in advance, solicitors costs, stock, and working capital.

Fixtures & Fittings
All trade fixtures and fittings form part of the premium price, save for a few third party personal items. The pool table, jukebox and fruit machines are all on rental agreements and can be carried over.

The Business
The current owners have operated the business from 2014 – 2019 with a 3 year break, returning in October 2022 to date. They have carried out a number of refurbishments and improvements to the trading and private living accommodation. The property is situated in the heart of the village, which has a vibrant local community, and is well situated to draw trade from the local community and destination trade from nearby towns of Dereham, Norwich and beyond. The business has an excellent reputation enjoying high levels of repeat custom. The Swan Inn is ideally suited to an owner operator seeking to build upon the increasing established trade developed by the present owner. Trading is currently 70/30 wet led. The business is closed on Mondays. Further trading information will be made available to interested parties following a formal viewing of the business

Rates & Charges
Rateable value of £5,000 as of 1st April 2023. However we have been advised that the business currently benefits from 100% rates relief.