Warwick Arms

Upper Bristol Road, Clutton, Bristol, Somerset, BS39 5TA


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Pub overview

The site benefitted from a £500k refurb in 2012 and includes eight upmarket letting rooms, a large car park, a fantastic trade garden and a large fully equipped catering kitchen.

The pub is presented in a first class condition and benefiitted from a large investment in 2012 which included an £80k spend on the external garden area. There are eight ensuite letting rooms which attracts trade from the nearby Bristol International airport. Internally there are circa 110 plus covers as well as a 30 seat function room.

There are four separate trading areas internally serviced by two bars. Additionally there is a large fully equipped trade garden with separate children's play area.

Trade space
Bars 2
Car park spaces 25
Child play areas 1
Dining rooms 4
Food covers110
Function rooms 1
Gardens 1
Trade kitchens 1
Rooms to let 8
Patio areas 1

There is a managers bedroom with ensuite facilities.

Private space
Private Rooms3
Double bedrooms1

Rent information

Annual rent£40,000 per annum
Weekly rent£769.23 per week fixed

£40,000 per annum, £769.23 per week paid weekly by direct debit. All terms negotiated on agreement.

Entry Costs approx £22,650.00 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). *Please note, the F+F is still to be valued*

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£0Working capital£10,000
Other costs£5,000Total entry cost£22,650

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

YearBeer (Brls)Wine & spirits (Ltrs)Minerals (Ltrs)
Volume notesThe site is free of tie on wines, spirits and minerals.


The pub is located on the busy A37 linking Bristol with Shepton mallet and is on the edge of the chew valley, an area of outstanding natural beauty.


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

Current premises licence opening hours

Monday to Sunday - 07:00hrs - 02:30hrs

Contact Us

Simeon Baker

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The Warwick Arms is a beautiful site set in the picturesque Chew Valley with a fantastic garden, eight excellent letting rooms and a solid trading history. ”