Yachtsmans Arms

35 Waterside, Brightlingsea, Colchester, Essex, CO7 0AZ


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Pub overview

The Yachtsmans Arms is a great coastal pub, situated next to the popular and bustling harbour of Brightlinsea in Essex. A large open plan trade area, commercial kitchen and secluded garden make this site a great find for the right candidate.

The Yachtsmans Arms has over 60 internal covers, a large bar space, catering kitchen, private rear garden and its own domestic accommodation. The opportunity has arises to take over this fantastic coastal pub. There is the added benefit of a residential development being completed opposite the pub which will add further potential custom.
Opportunity to take on this site does not come along often.

The trade area is split into two distinct zones. the first being mainly laid out to drinking and games including fruit machine and pool table space. This then leads into a large open plan trade area, which is currently laid out for restaurant use. There are a number of picnic tables in the enclosed beer garden and also seating arranged over the font terrace by the main entrance to the pub.

Trade space
Bars 1
Dining rooms 1
Food covers 63
Gardens 1
Trade kitchens 1
Rooms to let 3
Patio areas 1

The Private accommodation is situated directly above the pub and is in a good condition. There is a private entrance door in addition to a staircase leading to the back of house areas.

Private space
Private Rooms 7
Lounge 1
Single Bedrooms 1
Double bedrooms 2
Private Kitchen 1
Bathrooms 1
Toilets 1

Rent information

Annual rent £34,000 per annum
Weekly rent £653.85 per week fixed

£34,000 per annum, £653.85 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 £27,800 which includes 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 an estimation only, pending independent valuation* *Further investment may be required for planned refurbishment*

Brokers £675 Legal £825
Deposit £6,000 Stocktaking fees £150
Fixtures & fittings £12,000 Working capital £5,000
Other costs £3,150 Total entry cost £27,800

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)
2017/18 184 2,738 5,527
2016/17 189 2,510 5,042
2015/16 196 2,055 4,007
Volume notes


An ancient maritime town, Brightlingsea is located at the mouth of the River Colne, it is a major yachting centre with the harbour and promenade bustling with activity. The town has a history of shipbuilding and seafaring. There are disused oyster pits near the Town Hard, where the Colne Smack Preservation Society can also be found. In 1347 five ships and 51 men were sent to the siege of Calais. ‘William of Brightlingsea’ was in Sir Francis Drake’s fleet which vanquished the Spanish Armada.

Brightlingsea has the distinction of being the only Cinque Port outside Kent and Sussex having been a limb of Sandwich since 1360. The 13th Century Jacobes Hall, in the town centre is timber-framed with an undulating tile roof and external staircase. All Saints Church, which is sited on a hill about a mile inland from the town, was mainly built circa 1250. Its impressive tower 97ft high is visible from 17 miles out to sea. A light was placed in the tower to guide fishing vessels home. The Church contains some Roman brickwork and a frieze of memorial ceramic wall tiles commemorating local residents whose lives were lost at sea.

The waters around Brightlingsea together with sandy beaches and colourful beach huts provide plenty of opportunities for a family day out. A number of lovely walks along the seawalls offer ramblers and birdwatchers the opportunity to enjoy the diverse flora and fauna that abound around this beautiful corner of the Essex Sunshine Coast.


Trade bar
Dining area
Pub garden
Trade kitchen
Letting rooms
Trade patio

Current premises licence opening hours

Contact Us

Yvonne Fraser

Business Development Manager

Call the Recruitment team on 01284 714 497

Apply online
“ The Yachtsmans Arms is situated opposite the harbour area. The pub has a good frontage onto the main road leading to the harbour and benefits from a new residential development site opposite. The pub itself has a large open plan trade area with an L shaped bar taking central position. There is a catering kitchen, garden, front terrace/patio and private living quarters. This is a seasonal pub and trade can be very busy in the warmer months. ”