Laughing Fish

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

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.


Business Information

Annual rent


Weekly rent


Entry costs


Turnover royalty


Forecasted Operator Turnover


Forecasted Operator Profit (inc machine profit)


Forecasted Operator Machine Profit


Average Beer & Cider Discount*


Type of Tie

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


Standard Tenancy Agreement A fixed 5 year term

Entry costs approximately £54,100.00, which includes stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit which is 25% of head rent. Fixtures and Fittings are valued at approximately £25,000 and the final valuation will be confirmed on change day. 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



Fixtures & Fittings


Legal Admin Fee


Broker Fee


Stocktaking Fee


Working Capital


Other Costs


Total Entry Costs


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. **Please note trading volumes for year 19/20 are for part year trading and reflect the impact of closure during the Covid 19 pandemic**

Year Beer (Brls) Wine & Spirits (Ltrs) Minerals (Ltrs)
2019/20 122 3,056 5,636
2018/19 154 3,511 7,048
2017/18 184 3,344 6,349

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

Trade Bars


Trade Dining Areas


Trade Kitchens


Trade Food Covers


Trade Gardens


Trade Patio Areas


Trade Rooms to Let


Meeting Rooms


External Child Play Areas


Function Rooms


Customer Car Park Spaces


Current Premises License Opening Hours

Sun - Thu: 10:00- 23:30
Fri - Sat: 10:00 - 00:30

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

Private Rooms




Dining Rooms


Double Bedrooms


Single Bedrooms






Private Kitchens






BDM Portrait

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

Andre Quibell, Operations Manager

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