Experienced Operator Required


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


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Pub overview

The Paxton is a renowned landmark pub in a prominent location in the heart of Gipsy Hill.

This is an imposing, traditional building with a recently modernised interior provided split level trading space for customers. Gipsy Hill has higher than the national average of 20-39 year olds and a trendy but authentic environment offers the right place to attract people for a busy Saturday night or a relaxing Sunday afternoon.
The business has established a reputation for high quality food and a diverse range of beers, wines and spirits. There are 100 food covers available which increases further with the use of the garden area to the rear of the pub.
We are looking for an experienced, London based operator to take this business forward and add their personality to turn this into a ‘must visit’ destination for nearby residents and passing trade.

The main trading areas are on split levels with two bar servery's. There is an open kitchen to the rear of the bar. There is a patio garden area to the back of the pub with an opportunity to develop this area further for the summer of 2020. The pub was fully refurbished in the autumn of 2018. The toilets are located on a level below the main trading areas.

Trade space
Bars 2
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£66,000 per annum
Weekly rent£1,269.23 per week fixed

£66,000.00 per annum, £1,269.23 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. £70,650.00 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). Please note the F&F is estimated at £50,000.00

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£50,000Working capital£6,000
Other costs£7,000Total entry cost£70,725

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 of 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.



Trade bar
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

Tim Sparrow

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ I am looking for a top quality London based operator to take on this fantastic business. Following a refurbishment late last year this pub is in excellent condition and offers a great opportunity to grow this business further. ”