Investment Planned


2 Mill Lane, Chalgrove, Oxford, Oxfordshire, OX44 7SL


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Pub overview

A beautiful and well presented thatched roof 16th century pub in the village of Chalgrove.




The current food offering sources local ingredients from the village and surrounding areas. The pub in the past has enjoyed a good wet trade boosted by darts teams, aunt sally, pool, crib and village cricket teams. The gardens host regular annual events such as beer festivals, charity fun days and a large vintage cycle rally.

There are 3 main trading areas. The dining area has 45 covers at the rear of the pub, the snug bar with 16 covers and a large open fireplace and the public bar at the front of the property which currently caters for wet sales and village sports such as darts etc. There is easily space for 50 people standing in the public bar. All areas are well presented with an enormous working open fire and bags of character. The garden has been used previously to house livestock.

Trade space
Bars 2
Car park spaces 25
Dining rooms 2
Food covers 60
Gardens 1
Trade kitchens 1
Patio areas 1

4 bedrooms, 2 bathrooms (1 separate with en-suite), a study, a kitchenette and a lounge. The private accommodation is in good condition.

Private space
Private Rooms 11
Lounge 1
Single Bedrooms 2
Double bedrooms 2
Private Kitchen 1
Bathrooms 2
Toilets 2

Rent information

Annual rent £32,000 per annum
Weekly rent £615.38 per week fixed

£32,000 per annum, £615.38 per week fixed and subject to annual RPI increase, which is capped.  Paid weekly by direct debit. *Machine Income free of tie*

This rent is for an initial let in its current condition for a 12 month period, whilst a development plan is agreed with the preferred partner.

Entry costs approx £44,650.00 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).

Brokers £675 Legal £825
Deposit £10,000 Stocktaking fees £150
Fixtures & fittings £18,000 Working capital £10,000
Other costs £5,000 Total entry cost £44,650

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

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2016/17 119 527 3,368
2015/16 157 119 4,333
2014/15 177 138 4,444
Volume notes This is a fully tied agreement with access to discounted prices for this initial 12 month period.


Chalgrove is a village and civil parish in South Oxfordshire about 10 miles southeast of Oxford. The parish includes the hamlet of Rofford and the former parish of Warpsgrove with which it merged in 1932. It remains a rural route from Oxford to Henley on Thames


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

Current premises licence opening hours

Sunday - Thursday: 10:00hrs - 00:00hrs Friday & Saturday: 10:00hrs - 02:00hrs

Contact Us

Wayne Farrell

Business Development Manager

Call us today 01284 714 497

Apply online
“ A true English village pub located in rural Oxfordshire on the edge of Chalgrove which is in between Henley on Thames and Oxford. The Lamb has tremendous appeal to locals and represents a real opportunity for diners from further afield. We are seeking an experienced operator to invest in partnership with the experience and skills to drive the food opportunity, whilst developing and executing an activity program putting the large trade gardens to good use. The rent assessment is for a 1 year agreement for the initial let whilst the investment plans are developed. ”