Laughing Fish

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

A DESTINATION VILLAGE PUB

The Laughing Fish is a much-loved village local pub, genuinely at the heart of its community. This is a well established and reputable business with a good loyal following. The new partner will need to become part of the local community and continue to drive the business in the same manner – maintaining the excellent reputation for good pub food and supporting the local community. The pub supports local events linked to the Bonfire Committee and the pubs garden could be used more to host live events. Excellent digital marketing skills, the ability to run successful events and great local knowledge will all be key skills to help you be successful at the Laughing Fish.

Location

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. 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

Business Information

Annual rent

£43,000

Weekly rent

£827

Entry costs

£22,375

Turnover royalty

n/a

Forecasted Operator Turnover

£566,016

Forecasted Operator Profit (inc machine profit)

£43,000

Forecasted Operator Machine Profit

£0

Average Beer & Cider Discount*

£72

Type of Tie

Full tie: Access to Discounted Wines, Spirits & Minerals Price List

Agreement

Standard Tenancy Agreement. A fixed 5 year term

Entry cost is approximately £22,375 which includes Fixtures & Fittings at 25% of estimated valuation, stock, glassware, cutlery, crockery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit. Please note Fixtures and Fittings are estimated at approximately £15,000. An assisted purchase of F&F may be available with a 25% deposit on change day and weekly re payments to purchase the remaining 75% over an agreed period.

Deposit

£10,750

Fixtures & Fittings

£3,750

Legal Admin Fee

£825

Broker Fee

£750

Stocktaking Fee

£150

Working Capital

£5,000

Other Costs

£1,150

Total Entry Costs

£22,375

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. All figures represent products bought from Greene King only. **Please note trading volumes for year 2021 are for part year trading and reflect the impact of closure during the Covid 19 pandemic**

Year Beer (Brls) Wine & Spirits (Ltrs) Minerals (Ltrs)
2023 135 2,346 4,527
2022 154 2,497 4,180
2021 98 1,597 3,573

There is a central bar, with Billiard table and a more drinks focused area to the right. There is seating for diners to the left towards the rear exit.

Trade Bars

1

Trade Dining Areas

1

Trade Kitchens

1

Trade Food Covers

50

Trade Gardens

1

Trade Patio Areas

1

Trade Rooms to Let

0

Meeting Rooms

0

External Child Play Areas

0

Function Rooms

0

Customer Car Park Spaces

12

Current Premises Licence Opening Hours

Sun-Thu: 08:00-00:00
Fri-Sat: 08:00-01:00

The accommodation comprises 4 bedrooms, kitchen, lounge and 2 bathrooms

Private Rooms

8

Lounge

1

Dining Rooms

0

Double Bedrooms

2

Single Bedrooms

2

Bathrooms

2

Toilets

0

Private Kitchens

1

Offices

0

Bedsits

0

BDM Portrait

An experienced operator is required for this lovely country pub. You'll need to embed yourself at the heart of the local community and build upon the solid foundations that are in place. Catering experience will also be important, as food trade drives around 40% of sales.

Chris Hole, Business Developement Manager

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