Letting Rooms

Three Tuns

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


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Pub overview


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.

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 space
Bars 2
Car park spaces 15
Child play areas 1
Dining rooms 2
Food covers150
Function rooms 1
Gardens 1
Trade kitchens 1
Rooms to let 6
Patio areas 1

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

Private space
Private Rooms7
Single Bedrooms1
Double bedrooms1

Rent information

Annual rent£45,000 per annum
Weekly rent£865.38 per week fixed

£45,000 per annum, £865.38 per week fixed and subject to annual RPI increase, which is capped. Turnover royalty percentage calculated and charged weekly as long side fixed rent. Paid weekly by direct debit subject to credit check. Machine income free of tie.

Entry costs approx. £57,800 which includes fixtures and fittings, stock, glassware, crockery, cutlery, fuel and cleaning materials, legal, brokers and stocktaking fees, training fees, Schedule of Conditions, working capital and deposit which is 25% of head rent

Deposit£15,000Stocktaking fees£150
Fixtures & fittings£30,000Working capital£7,000
Other costs£4,150Total entry cost£57,875

Agreement description

Ten year Lease free of tie with option to increase in 5 year intervals, and can be assignable after 2 years. Rent will be capped and linked to RPI with 5 year open market rent reviews. Fixtures & fittings to be purchased at the start of the agreement.

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

YearBeer (Brls)Wine & spirits (Ltrs)Minerals (Ltrs)
Volume notes


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.



Trade bar
Car park
Play area
Dining area
Function room
Pub garden
Trade kitchen
Letting rooms
Trade patio

Current premises licence opening hours

Mon - Thurs 07.00 - 24.00, Fri & Sat 07.00 - 01.00, Sun 08.00 - 24.00

Contact Us

Mark Horton

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ 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 ”