Letting Rooms

New Inn

German Street, Winchelsea, East Sussex, TN36 4EN


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Pub overview

Rare opportunity to run a beautiful Inn in the charming village of Winchelsea with the potential for further investment.

The New Inn is a quaint village pub with three sources of revenue; fine dining, quality ales and boutique style letting rooms. Known for its character and great food offering this is an ideal opportunity for an experienced operator looking for a charming site with the opportunity to expand and invest.

Close to the coast, this quirky period property maintains its charming features of beamed ceilings and wonky floors and is the perfect destination site to attract visitors for a long weekend in the village of Winchelsea. With little competition nearby, locals appreciate the fine ales available to compliment the home made food offering using locally sourced ingredients. The ensuite letting rooms have been developed into a boutique style, with further potential of developing the second floor barn to create more.

*Please note investment required is negotiable, please contact the recruitment team for more information*

Large trading area featuring a main bar and dining areas with 5 premium ensuite letting rooms on the upper floor. Small car park to the rear capable of housing up to 10 cars with a lovely garden area beyond.

Trade space
Bars 1
Car park spaces 10
Dining rooms 3
Food covers60
Gardens 1
Trade kitchens 1
Rooms to let 6
Patio areas 1

This 3 bedroomed private accommodation also features two bathrooms, a lounge, office and kitchen.

Private space
Private Rooms9
Double bedrooms3
Private Kitchen1

Rent information

Annual rent£42,000 per annum
Weekly rent£807.69 per week fixed

£42,000 per annum, £807.70 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.
Machine income free of tie.

Approx £31,200.00 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, rent in advance, training fees, working capital and deposit (minimum £6,000, but should build to 25% of head rent). *Fixtures & Fittings are advertised as a 25% deposit, assisted purchasing is available. Full cost is approximately £35,000*

Deposit£10,000Stocktaking fees£150
Fixtures & fittings£8,750Working capital£10,000
Other costs£800Total entry cost£31,200

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


Set in 1066 country, Winchelsea is a historic ancient town with lots of character. Previously one of the Cinque Ports, the area silted up in the 16th Century and is now 1km of seafront creating a variety of small walks and delightful views of the coast. The area benefits from the tourist trade in the summer months and attracts local custom low season. Visitors may be interested in the medieval church, a small museum and surviving town gates. The New Inn is positioned opposite the church where the legendary comedian, Spike Milligan, is buried.

Rye is two miles away and Hastings within easy drive. A bus stop positioned outside of the New Inn allows visitors a leisurely trip to Rye or Hastings. The nearest train station is at Rye with trains connecting to Ashford (for the continent) and London.



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

Current premises licence opening hours

Monday to Sunday 11:00 - 00:00

Contact Us

David Carless

Operations Manager

Call the Recruitment team on 01284 714 497

Apply online
“ This is a beautiful village Inn, with three sources of revenue. An ideal opportunity for an experienced operator ready to take this already thriving pub to the next step by developing its food offer and with potential investment to expand the letting room avenue. The operator needs to have a visionary marketing strategy, financial management skills and the ability to manage high footfall as trade peaks in the summer season and maximise opportunities in the low season. ”