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.

Location

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

£29,000

Weekly rent

£558

Entry costs

£51,000

Turnover royalty

6%

Forecasted Operator Turnover

£524,013

Forecasted Operator Profit (inc machine profit)

£47,696

Forecasted Operator Machine Profit

£0

Average Beer & Cider Discount*

Local Hero

Type of Tie

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

Agreement

LOCAL HERO TENANCY AGREEMENT + OPERATING STANDARDS Local Hero is all about supporting local provenence in local food and drink. A Local Hero pub is a traditional, welcoming, proper pub at the heart of the local community. As a passionate cask ale enthusiast, you will support your local suppliers by serving locally-sourced food and offering the best cask ale in the area. FEATURES The agreement is designed to share risk and reward. There is a simple royalty charge, based on net turnover, payable to Greene King. Benefits of this Agreement include: • 50% of your cask ale is free of tie, so you’ll have the best range in the area. • A discount on Greene King’s own brand cask ales. • Rent reductions. • Flexible marketing support for all occasions. • An enhanced training programme. You will need to follow the Local Hero Operating Procedures and score highly in the Mystery Shopper, Beer Quality and Quarterly Audits to ensure you’re able to maximise the profit from your business.

Entry costs approximately £51,000.00, 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

Deposit

£7,250

Fixtures & Fittings

£25,000

Legal Admin Fee

£850

Broker Fee

£750

Stocktaking Fee

£150

Working Capital

£15,000

Other Costs

£2,000

Total Entry Costs

£51,000

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.

Year Beer (Brls) Wine & Spirits (Ltrs) Minerals (Ltrs)
2018/19 154 3,511 7,048
2017/18 184 3,344 6,349
2016/17 166 3,664 6,281

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

Trade Bars

Yes

Trade Dining Areas

No

Trade Kitchens

Yes

Trade Food Covers

45

Trade Gardens

Yes

Trade Patio Areas

Yes

Trade Rooms to Let

0

Meeting Rooms

No

External Child Play Areas

Yes

Function Rooms

No

Customer Car Park Spaces

15

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

8

Lounge

Yes

Dining Rooms

0

Double Bedrooms

2

Single Bedrooms

1

Bathrooms

0

Toilets

2

Private Kitchens

1

Offices

1

Bedsits

0

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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