Refurbishment planned


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


(Click to enlarge)

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Pub overview

The Wellington is a beautiful building with huge potential. This is an exciting opportunity for an operator who would like to work with Greene King on a refurbishment scheme.

The layout means that you can have a great bar trade whilst maintaining a busy restaurant with letting rooms as a bonus. The right licensee will need to optimise each trading area driving the business forward. If you are looking for a pub that allows you to have a good wet trade whilst having the potential to present yourself as a great food house with letting rooms, then the Wellington is the ideal for you.

The Wellington has 3 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 3 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£0
Weekly rent£0 per week fixed

The Annual Rent is to be confirmed.
Paid 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

Christopher Gouldson

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ Full investment planned. The Wellington is in a prime location looking out over the sea boasting a 3 bar layout on the ground floor and 4 letting rooms. The site has huge potential to grow from an already strong platform with a planned investment this year. A strong operator is needed to take advantage of the already successful real ale following while looking to improve the previous food offering. ”