Royal Oak

3 Station Road, Lewes, East Sussex, BN7 2DA


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Pub overview

Excellent opportunity to run a community pub in the centre of the historic town of Lewes.

We are looking for hard working publicans with high standards and the enthusiasm to build on the existing trade and entertainment on offer. This well situated pub, just off the high street, is an ideal location to develop a lunch time food offering; attracting shoppers, office workers and passers by. A rare opportunity in the historic town of Lewes.

Single bar and trading area. There is a brilliant function room on the first floor which lends itself to a number of functions, business meetings, entertainment and private parties. On the ground floor there is a well located trade kitchen which is ideal to serve the function room and develop a lunchtime food offering. The side of the bar area is a good place for a pint and there are good trade toilet facilities. The rear of the site has an enclosed patio area which is a sun trap during the summer months; this area also doubles up as the smoking solution.

Trade space
Bars 1
Food covers 20
Function rooms 1
Trade kitchens 1
Patio areas 1

The private accommodation consist of 3 double rooms, a lounge, a private kitchen, an office and a bathroom.

Private space
Private Rooms 7
Lounge 1
Double bedrooms 3
Private Kitchen 1
Bathrooms 1
Office 1

Rent information

Annual rent £34,836 per annum
Weekly rent £669.92 per week fixed

£34,836.00 per annum, £669.92 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.

Entry costs approx £32,800.00 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, schedule of condition, working capital and deposit (25% of head rent, minimum £6,000).

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £15,000 Working capital £5,000
Other costs £5,150 Total entry cost £32,800

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

Year Beer (Brls) Wine & spirits (Ltrs) Minerals (Ltrs)
2016/17 159 1,709 6,713
2015/16 169 1,922 6,074
2014/15 172 2,000 5,499
Volume notes


This is a fantastic one bar, local community pub located just off the high street in the historic town of Lewes. The town nestles into the South Downs not far from its bigger neighbour Brighton, also packed with history, charm and character. Lewes was the site of the Battle of Lewes in 1264, which boasts a castle, priory, the House of Anne of Cleves and many historic buildings. The highlight of the year is the bonfire celebrations, where the town comes together to take part in this historic festival.


Trade bar
Function room
Trade kitchen
Trade patio

Current premises licence opening hours

Sun - Thur : 10:00hrs - 01:00hrs Fri - Sat : 10:00hrs - 01:30hrs

Contact Us

Nick Lawson

Business Development Manager

Call us today 01284 714 497

Apply online
“ The Royal Oak is a renowned public house located in the centre of the historic town of Lewes, just off the high street which is close to the quaint shops and Lewes castle. A proven operator is needed to drive the wet sales and develop the food offer further. There is huge scope for growth here and additional potential to drive the function trade. ”