Investment Planned

George & Dragon

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


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Pub overview

A traditional quirky Pub, with beautiful character features and great potential

The George and Dragon is a very traditional Pub situated on the High Street of the Village of Watton-at-Stone in the heart of the Hertfordshire countryside. The Pub has bags of charm and character with open fires, a quirky private dining area, cosy dining room and has old prints and brasses dotted around to add to the rustic feel. Externally, there is ample customer parking, beer garden, petanque pitch and even an unused barn!
The Pub is currently known for its traditional pub grub menu, relaxed comfortable environment and solid wet trade, however a more adventurous menu could potentially be integrated to improve upon these solid foundations. Greene King are looking for the right operator and once found would consider investing a significant sum into the future of the Pub.

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! ”