Three Tuns

6 High Street, Ashwell, Baldock, Hertfordshire, SG7 5NL


The Three Tuns is an AA Rosette awarded, Good Pub Guide listed, red-brick inn with guest rooms in the affluent north Hertfordshire village of Ashwell. The AA website describes the pub as "refreshing informality, with bare tables on bare floors against blue and white walls, plus a garden terrace. Modern British pub food interspersed with old favourites is the order of the day". The Three Tuns is a premium site in great condition. This rare opportunity is awaiting a fresh approach from a top-quality operator. Located in the heart of Ashwell the Three Tuns is famous for its hospitable atmosphere, great food, fine ale and wine selection. The Three Tuns also offers 3 star rated letting rooms, a large garden, terrace and great car parking. This site is just right for a premium food operator to move it to the next level and distinguish itself from the competition.


A premier site in a fantastic location at the heart of this popular and bustling village. Ashwell is a picturesque village in north Hertfordshire some forty five miles from the centre of London, twenty miles from Cambridge and a few miles from the A1(M) motorway. It nestles on the chalk scarp on the spring line. The springs, to be found in the village, are one of the sources of the River Cam. Ashwell has a primary school, independent shops, and many clubs and societies.

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

Free of Tie: All products


STANDARD LEASE AGREEMENT 20 commercial lease agreement

Entry costs approximately £48,295.00, 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 £27,000 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


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Broker Fee


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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. All figures represent products bought from Greene King only. **Please note trading volumes for year 2020 are for part year trading and reflect the impact of closure during the Covid 19 pandemic**

Year Beer (Brls) Wine & Spirits (Ltrs) Minerals (Ltrs)
2020 24 32 1,590
2019 74 157 6,579
2018 89 344 5,047

There is a traditional lounge bar with up to forty covers and an open fireplace offering a comfortable welcoming feel. There is also a separate forty(max) cover dining room, which is currently being used as a public bar. Additionally, there is large function area/restaurant with circa forty covers. There are toilets located off of both the public and lounge bars. The letting rooms comprise six well specified and recently refurbished rooms, of which four are en-suite. Currently three rooms are for letting, two for staff accommodation and one unoccupied, so there is a potential to increase the letting rooms. There is a fully equipped trade kitchen (including walk in fridge), large basement cellar, prep room, storeroom, office and substantial outbuildings. All areas of the trade accommodation are very well presented, in excellent condition. Externally there is a large garden with a child's play area, a good-sized patio with thirty covers and car parking for fifteen cars, ample roadside parking also exists.

Trade Bars


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External Child Play Areas


Function Rooms


Customer Car Park Spaces


Current Premises License Opening Hours

Mon - Thu: 07.00 - 24.00
Fri - Sat: 07.00 - 01.00
Sun: 08.00 - 00.00

There is a bedsit, alongside staff acommodation so there is the potential to extend.

Private Rooms




Dining Rooms


Double Bedrooms


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Private Kitchens






BDM Portrait

I am looking for a quality operator or individual who understands the traditional values behind great quality real ale, wines, food and service. This stunning Pub has a reputation for all the above and needs a new lease of life. Pubs like this do not come on the market very often and we expect a lot of interest. If you are interested in this Pub, do not hesitate to contact the recruitment team for further information

Andy Turner, Business Development Manager

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