Refurbishment planned


33 Steyne Road, Seaford, East Sussex, BN25 1HT


(Click to enlarge)

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Pub overview

A beautiful building, with huge potential and a planned INVESTMENT!

Seaford is a traditional seaside town, on the south coast. It is located between Eastbourne and Brighton and within close proximity of the South Downs national park.
Greene King have approved a £116,000 investment. The works are significant and will cover refurbishing all main trade areas and lobbies, re cladding and painting the exterior, installing new signage and lighting as well as creating disabled access, full refurbishment of ladies and gents toilets, whilst also creating a new accessible toilet.
This quirky traditional Inn has all the revenue streams you could wish for. Firstly, there is a strong wet trade which can be maintained and improved upon. The trading space has a sports bar and lounge bar with strong regular trade and offers a traditional pub atmosphere with lovely open fires. The restaurant is well established and busy at meal times and is popular with residents and passers-by. Finally, there are four letting rooms and a function room, ideal for parties and other events. Greene King are looking at a large investment in this site in the near future and you could be part of this! Please see the 'mood boards' to give you a good idea of the kind of themes we have in mind for the refurbishment

The Wellington has three distinct areas a sports bar, lounge bar and restaurant/ breakfast room (with small bar). The sports,lounge bar and restaurant offer a traditional pub atmosphere with open fires and views out across the sea.

Trade space
Bars 3
Dining rooms 1
Food covers65
Function rooms 1
Trade kitchens 1
Rooms to let 4

The private accommodation is large and spacious with three large bedrooms, a kitchen, living room, bathroom and a roof terrace. There is ample room for a family to live. Alongside this there are several offices and accommodation for the night porter or staff.

Private space
Private Rooms9
Double bedrooms3
Private Kitchen1

Rent information

Annual rent£60,000 per annum
Weekly rent£1,153.85 per week fixed

£60,000 per annum, £1153.85 per week fixed and subject to annual RPI increase, which is capped. Paid weekly by direct debit.
Machine income free of tie.

Entry costs approx £41,650 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 that the Fixtures and Fittings may be available on an assisted purchase. Minimum entry cost - £26,650

Deposit£6,000Stocktaking fees£150
Fixtures & fittings£20,000Working capital£10,000
Other costs£4,000Total entry cost£41,650

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 notes


Seaford is a beautiful coastal town in East Sussex, on the South coast of England. Lying east of Newhaven and Brighton and East of Eastbourne, it is the largest town in Lewes district, with a population of about 23,463



Trade bar
Dining area
Function room
Trade kitchen
Letting rooms

Current premises licence opening hours

Opening Hours: Sun-Weds: 10:00-23:40 Thurs: 10:00-00:30 Fri-Sat: 10:00-02:30

Contact Us

Steve Look

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ I am looking for an experienced licensee, to take over this established Inn to take it to the next level. We have a £116,000 investment approved and I would look to work alongside the new operator to implement this. The site has a strong platform to build upon and I am excited to see what the future holds for the new operator at the Wellington ”