Community Pub

Laughing Fish

Station Road, Isfield, Uckfield, East Sussex, TN22 5XB


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Pub overview

Fantastic country pub available for the first time in 20 years!

The Laughing Fish is a much-loved village local pub, genuinely at the heart of its community. Its trade has built through a combination of business including a superb range of cask ales (many from excellent locally sourced Sussex microbreweries). A quality food offer is always available using local sourced suppliers, with everything homemade on site. The food offer is best described as traditional pub grub, such as steak & kidney pie, fish & chips, curry, ham, egg & chips etc, along with regularly changing specials on a menu printed daily. The pub is certainly at the very heart of the local community, for example being the HQ of the Isfield & Little Horsted bonfire society. It hosts a number of village events throughout the year, such as the 'Easter Monday Beer Race', a monthly pub quiz and annual carol singing with Uckfield Concert Brass Band. The pub is positioned at the entrance to a community owned field in which such events as the annual village fete, the bonfire society 'Isfest' annual fund-raising music day and of course the annual bonfire fireworks display in November take place! The field is home to a 5-van caravan site, bookings for which are administered by the pub and trade is also boosted by several caravan rallies during the year.

The pub has one large open plan trading area, with approximately 45 food covers.

Trade space
Bars 1
Car park spaces 15
Child play areas 1
Food covers45
Gardens 1
Trade kitchens 1
Patio areas 1

The accommodation consists of a first floor flat which has been recently refurbished.

Private space
Private Rooms8
Single Bedrooms1
Double bedrooms2
Private Kitchen1

Rent information

Annual rent£0
Weekly rent£0 per week fixed


Entry costs approx £49,750 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£6,000Stocktaking fees£150
Fixtures & fittings£25,000Working capital£15,000
Other costs£2,000Total entry cost£49,750

Agreement description


Local Hero is an innovative Agreement that’s all about supporting local provenance in food and drink.

A Local Hero pub is a traditional, welcoming, proper pub at the heart of the local community. As a passionate cask ale enthusiast, you will support your local suppliers by serving locally-sourced food and offering the best cask ale in the area.


The unique Local Hero Agreement is designed to share risk and reward. There is a simple royalty charge, based on net turnover, payable to Greene King.

Benefits of this Agreement include:
• 50% of your cask ale is free of tie, so you’ll have the best range in the area.
• A discount on Greene King’s own brand cask ales.
• Rent reductions.
• Flexible marketing support for all occasions.
• An enhanced training programme.

You will need to follow the Local Hero Operating Procedures and score highly in the Mystery Shopper, Beer Quality and Quarterly Audits to ensure you’re able to maximise the profit from your business.

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


The village of Isfield is located between Uckfield and the county town of Lewes and is easily accessible from the main A26 which runs from Lewes to Tunbridge Wells. It is also on the bus route of the Number 29 from Brighton.

The pub itself is located next to a preserved railway, The Lavender Line, which attracts tourists on Sundays throughout the year.

The pub enjoys good support from its local community as well as destination dining from the surrounding area, from Brighton to Tunbridge Wells and East Grinstead to Heathfield.



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

Current premises licence opening hours

10:00am until 11.30pm Sunday to Thursday 10:00am until 12.30am Friday and Saturday

Contact Us

David Carless

Operations Manager

Call the Recruitment team on 01284 714 497

Apply online
“ I am seeking a community focused operator, who has the enthusiasm to take this successful business and continue to operate at the heart of the local community. These types of opportunities come along rarely, so be sure to contact the recruitment team as soon as possible if you wish to be considered, for this fabulous Pub ”