Investment Planned

George & Dragon

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


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Pub overview

We have an approved £115,000 investment, all we need is you!

Greene King have approved an extensive refurbishment of this beautiful Pub and all we need is a new licensee to implement it! This will include works to both the internal trade space, the garden and external appearance. Internally we will be completely re decorating throughout, the front and back of the bar will be re configured and designed, fitting new oak flooring in the bar and carpet in dining area, as well as new fixed seating with feature wall over. We will be improving the fixtures and fittings by adding all new furniture and bric-a-brac to really give this Pub a new lease of life. Externally we will be placing new amenity signage, improving lighting levels and creating a new pergola to link to the BBQ area.
We are really excited about the future of this historic Pub, the Village are ready and waiting for it to be brought back to life, this exciting opportunity should really appeal to an enthusiastic and community focused operator – all we need is you!

The site has traditional decor, whilst retaining plenty of potential for future development. The trading space consists of one main bar, with a cosy dining room and a function room. There are seventy food covers. Externally, there are twenty five parking spaces for customers, a beer garden, petanque pitch and barn.

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 £21,200 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). Please note F&F is advertised at 25% deposit. Full cost is £20,000, subject to valuation

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£5,050Working capital£5,000
Other costs£3,500Total entry cost£21,200

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 from Watton-at-Stone 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
“ I am looking for a strong, community focused operator with a passion for traditional pub grub (or maybe something more adventurous), great service and high standards. The George and Dragon offers all the old touches you are looking for in character Pub, with beams, soft lighting and oak furniture, whilst the small dining room really is a charming and cosy place for a meal. If you are looking to operate a village Pub in the beautiful Hertfordshire countryside, this may be the site you are looking for! ”