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Kings Head, Hythe

117 High Street, Hythe, Kent, CT21 5JJ

Located on the edge of Romney Marsh, Kent, the Kings Head is a traditional Pub & Restaurant that has stood proudly in Hythe high street since 1583.


Key features

  • Oldest pub in the market town of Hythe 
  • Feature bar with relaxed drinking space 
  • Restaurant for approx. 50 covers, doubles up as function space
  • Good sized trade kitchen
  • Pretty court yard garden with heated and covered decking area 
  • Large 4 bed private tenant accommodation



The Kings Head is a traditional Pub & Restaurant that has stood proudly in Hythe high street since 1583.

Set on the Kent coast on the edge of Romney Marsh, Hythe is a busy market town full of history and quaint independent shops. The town boasts a beautiful long beach front and lots of pretty park areas and greenery lead to the Napoleonic-era Royal Military Canal.

The oldest pub in the town, the Kings Head wears its 400 years of history with pride and with its old inglenook fireplace and glowing wood-burning stove, it has everything that you would expect from an old traditional pub.   Sunday’s see live music in the afternoon together with a great traditional and home cooked Sunday lunch and the pub offers a popular quiz night every 2nd week.

Internally at the Kings Heads you will find a large open plan trade area with a feature bar servery and drinking area, together with restaurant dining space for approx. 50 covers which also doubles up as function room space. The trade kitchen is of a good size and is well equipped.

Outside, you will find a pretty courtyard patio garden with a sheltered and heated decking area which proves a hit with the customers all year round.

Due to a quick turn around the Kings Head is now available on a 1 year or a full 5 year  agreement.

For more information about our flexible  agreements please contact the Trade Recruitment Co-ordinator on 01795 542132.


Feature bar servery with an open plan trade area to include a bar / drinking area and restaurant dining space for approx. 50 covers


Good sized and well equipped trade kitchen.


Pretty courtyard garden at the back of the property with a heated sheltered decking area.


2 double and 2 single bedrooms, bathroom, open plan lounge/kitchenette.

Capital Requirements

Estimated capital requirements

Trading deposit£5000
Contract deposit
refundable on day of charge
Repair scheme
+ monthly payments £50
Stock, glassware, cutlery, crockery, etc
Estimated subject to independent valuation by trade broker and stock taker
Working capital£5000
Training deposit
£750 refundable on completion of training
Total estimated ingoings£31500

Minimal capital considered

Minimum capital considered
Based on: Trading deposit + stock, glassware, cutlery,
crockery, etc, working capital + training deposits + misc
Please note: Where only minimal capital is available inventory will be rentalised.

Rent and charges


Year 1Year 2Year 3
Per anum£27560£28236£28964
Per week£530£543£557

Council tax

Band A

Non Domestic Business Rates


MULTIPLIER 2019/2020 - 0.499


  • As at the time of publishing, the estimated rates payable, are based upon the assumption that the tenant occupies the maximum of one pub and therefore qualifies for small business rates relief
  • We have also applied the relevant multipliers and estimated transitional relief where applicable
  • Retail relief has been applied to all pubs with a rateable value of £51,000 or less. This entitles the occupier to a third reduction in rates payable after all other reliefs and will run for the 2019/20 and 2020/21 rating years. This is an assumption that should be confirmed with the local authority
  • The above calculations are estimations only and as rateable values are  subject to change, we would request that the prospective new  tenant checks the rates payable and any other relief with the local authorities prior to completing a financial plan


Trading information


Year ending 30 June

2016 2017 2018 2019
All beer and cider
105 101 88 88
582 500 369 344

Premium packaged spirits (eg WKD)
13 5 4
Traditional Spirits
15 14.5 14 18
Ready to drink litres
3779 3862 2963 2214

Estimated food turnover

£2,700 per week approximately 

Shepherd Neame has no access to the tenant's food turnover figures. Please note this figure is estimated as accurately as possible at time of publishing.

Estimated awp profit (Amusement with prizes)

£1,000 per annum approximately 

Licence information

Hours authorised by the premises licence

Supply of alcohol, background music and provision of late night refreshment.

Sunday - Thursday - 10.00 - 00.00
Friday - Saturday - 10.00 - 01.00

Open to the public

Sunday - Thursday - 10.00 - 00.30
Friday - Saturday - 10.00 - 01.30

Live music

Monday - Sunday - 10.00 - 23.00

Agreement Overview

  • This pub is being offered on a traditional rolling tenancy agreement that is subject to a five year rent review
  • This agreement is covered by the ‘Landlord & Tenant Act’
  • This is a fully tied agreement across all beer, cider, wine, PPS, spirits and minerals
  • Any deviation from the standard terms outlined above should be discussed at interview stage with your designated Business Development Manager
  • Please note that we require all licensees to pass the Pre-Entry Awareness Training Course (PEAT) a minimum of five days before you can attend a formal shortlist interview with us. Please ask us for more information about PEAT if required
  • You can see our code of practice at the top of this page