Investment Planned

George & Dragon

82 High Street, Watton-At-Stone, Hertford, Hertfordshire, SG14 3TA


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Pub overview

Investment planned at this traditional character pub in the heart of this Hertfordshire village. Known for both its food and relaxed and comfortable environment. A good traditional menu, or something a little more adventurous, either could apply in this quintessential village pub!

The George & Dragon is a very traditional pub with open fires, quirky private dining area, restaurant and separate bar. It is a delightful character pub with great facilities, featuring very ample parking, beer garden, petanque pitch and an unused outside barn. With real wood fires and a general rustic feel, there are old prints and brasses dotted around making this a very charismatic and delightful place to dwell, perfect for those colder days. Not forgetting the beer garden to the rear for the summer days also.

Possible development opportunity for the right operator looking to build upon the food trade and sustain successful wet sales and a strong position in the local community.

The pub is located on the High Street of Watton-at-Stone with easy access for transport with the railway station down the road and also just off the dual carriageway. The pub is an asset to the local community being one of the very few places to visit for food/drink.

Traditional décor, strong potential for development in the future whilst retaining character.

Trade space
Bars 1
Car park spaces 25
Dining rooms 1
Food covers70
Function rooms 1
Gardens 1
Trade kitchens 1
Patio areas 1

Features 7 private rooms including a lounge, bathroom, two double bedrooms, a single bedroom and an office. It is In a good basic condition.

Private space
Private Rooms7
Single Bedrooms1
Double bedrooms2

Rent information

Annual rent£45,500 per annum
Weekly rent£875.00 per week fixed

£45,500 per annum, £875.00 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.
Machine income free of tie.

Entry costs approx £38,150 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit (25% of head rent, minimum £6,000).

Deposit£8,000Stocktaking fees£150
Fixtures & fittings£20,000Working capital£5,000
Other costs£3,500Total entry cost£38,150

Agreement description

Standard Tenancy Agreement
A fixed 5 year term agreement which is contracted out of the Landlord and Tenant Act 1954
•Tie variations available
•Rent set at the start of the agreement, subject to the annual Retail Prices Index (RPI) which is capped
•Flexible pricing options available
•Greene King is responsible for the structure of the building
•Ability to end agreement with 6 months notice at any time with standard notice fee equal to 3 months rent

You will need to estimate the turnover you expect to achieve from the pub, with regard to food and accommodation (if applicable). Barrelage figures are given to assist you with calculations.

Calculators to help you are available on the business planning section of our website.

Trading volumes

YearBeer (Brls)Wine & spirits (Ltrs)Minerals (Ltrs)
Volume notes


Watton-at-Stone is a village in the English county of Hertfordshire, midway between Stevenage and Hertford. It largely serves as a dormitory for commuters to London or to the nearby towns with hourly trains to Moorgate station.

There are two pubs, a small village shop and a few small retail businesses.


Trade bar
Car park
Dining area
Function room
Pub garden
Trade kitchen
Trade patio

Current premises licence opening hours

Monday-Thursday- 10.00-00.30 Friday and Saturday- 10.00-01.00 Sunday- 11.00-00.00

Contact Us

Sarah Barron

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ Traditional character pub, the old touches still remain - beams, soft lighting and oak furniture while the small dining room is a charming place for a cosy meal. The successful candidate will need to be a strong community operator, with a passion for delivering a classic pub menu with high standards and great service. ”