255 Gypsy Road, West Dulwich, Greater London, SE27 9QY


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Pub overview

The Paxton is in a prominent location in the heart of beautiful Gipsy Hill. It is transferring from Greene King’s managed pubs division and would make a great ready-made business for the right operator.

This is an imposing, traditional building with a modernised interior that provides a large open space for customers. Outside is a well maintained terrace reached by large bi-fold patio doors. Gipsy Hill has higher than the national average of 20-39 year olds and a trendy but authentic environment would be just the right place to attract people for a busy Saturday night or a cosy Sunday afternoon. With a little work, you could open up the pub and create a weekday meeting place too.

The business has established a reputation for showing great sport and the open-plan layout makes staging an event really easy. Food would also need to be a big part of your offer to make use of the fully-equipped kitchen serving around 100 covers – even more when the outside space is open.

We’re looking for an experienced operator to take forward this business and add their personality to turn this into a ‘must visit’ destination for nearby residents and passing trade too.

As this pub is being transferred from Greene King’s managed pubs division, everything has been well-maintained and is in good condition. The quirky style of the business adds to its charm and it can easily become a blank canvas for you to add your own style.

Trade space
Bars 2
Child play areas 1
Dining rooms 1
Food covers100
Gardens 1
Trade kitchens 1
Patio areas 1

Private accommodation is in good condition throughout.

Private space
Private Rooms4
Double bedrooms1
Private Kitchen1

Rent information

Annual rent£77,500 per annum
Weekly rent£1,490.38 per week fixed

£77,500.00 per annum, £1,490.38 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. £54,250.00 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, working capital and deposit (25% of head rent, minimum £6,000).

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£25,500Working capital£10,000
Other costs£11,100Total entry cost£54,250

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


Gipsy Hill is on the boarders or Lambeth and Croydon in South London. It is well-placed for commuters and also has a lively community atmosphere. The Paxton is set right on the junction with Gipsy Hill and Gipsy Road and is unmissable for passing trade! Local residents include a higher than average proportion of 20-39 year olds and the area has a significantly high quantity of flats and flat conversions with a high proportion of degree or professionally qualified residents. Most people are living in single or dual accommodation. In short, young, professional people who don’t have children yet – people with a high level of disposable income.


Trade bar
Play area
Dining area
Pub garden
Trade kitchen
Trade patio

Current premises licence opening hours

Mon-Thurs: 11:00hrs - 01:00hrs Fri-Sat: 11:00hrs - 02:30hrs Sun: 12:00hrs – 00:00hrs

Contact Us

Mick Sheridan

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ If you are looking for a ready-made business, this pub would be perfect. Its quirky décor and prominent location would make an ideal business for an experienced operator that you could walk right into and start trading. ”