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Cinque Ports Arms, Rye

Cinque Ports Street, Rye, East Sussex, TN31 7AN

The Cinque Ports Arms is a warm, welcoming and traditional pub & restaurant with letting bedrooms located in the beautiful old town of Rye, East Sussex.

Key features

  • Great location close to the town, railway station and harbour 
  • Traditional style pub with restaurant dining space for approx. 20 covers 
  • Three ensuite letting bedrooms 
  • Outdoor patio garden area with open side barn 
  • Customer car parking for approx. 20 cars 
  • Potential for a matched investment scheme for the right tenants 



The Cinque Ports Arms is a warm, welcoming and traditional pub located in the beautiful old town of Rye, East Sussex.

Historic roots together with old-fashioned charm makes Rye a popular tourist destination spot, and just a few minutes stroll from the Cinque Ports Arms you will find the pretty harbour with a small fishing fleet and facilities for yachts and other vessels.

Also set close to Rye train station and the town centre, the Cinque Ports Arms is in a great location. Internally you will find a feature bar servery and a u-shape trade area with restaurant dining space for around 20 covers. At basement level there is a good sized, clean and very well equipped trade kitchen. 

Externally there is a trade patio garden with a small open side barn area that is often used for outdoor live music during the warmer months. There is also great customer parking on site for approximately 20 cars. 

The added bonus at the Cinque Ports Arms is its three ensuite letting bedrooms that are currently being let on a long term basis. 

We are now looking for experienced caterers with the ability to see the opportunity for sales. With the right tenants in situ the Cinque Ports Arms presents great longer term potential, so Shepherd Neame may consider a matched investment scheme at this site in order to further enhance the B&B facilities and garden at this operation. For more information, please contact the Trade Recruitment Co-ordinator on 01795 542132.


Feature bar servery with u-shape trade drinking and dining area and restaurant style dining space laid out for approx. 20 covers . Good sized, clean and well
equipped trade kitchen at basement level.


3 Ensuite letting bedrooms that are currently being let on a long term basis.


Trade patio garden with a small open side barn area often used for outdoor music. Customer car parking for approx. 20 cars.


1 Bedroom, lounge, bathroom and shared kitchenette with letting accommodation.

Capital Requirements

Estimated capital requirements

Trading deposit£5000
Contract deposit
refundable on day of charge
+ monthly payments £50
Stock, glassware, cutlery, crockery, etc
Estimated subject to independent valuation by trade broker and stock taker
Working capital£3000
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£25480£26260£27092
Per week£490£505£521

Council tax

Band A

Non Domestic Business Rates

Rateable Value 2018 - £13,400

Multiplier – 0.466

Estimated Rates Payable 2018/19 - £4,966

  • 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.
  • The above calculations are estimations only and as rateable values are subject to change, we would recommend that the prospective new tenant checks the rates payable and any other relief prior to completing a financial plan.
  • Please note that we have not yet applied the Governments Pub relief of £1,000 on rates payable as many councils have yet to confirm.

Trading information


Year ending 30 June

2015 2016 2017 2018 (July-Dec 2017)
All beer and cider
101 135 76 27
270 268 186 41

Premium packaged spirits (eg WKD)
20 3
Traditional Spirits
76 69 29 9
Ready to drink litres
2770 3137 2502 1012

Estimated food turnover

£800 - £1,000 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)

£2,500 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 - 02.00

Open to the public

Sunday - Thursday - 09.00 - 00.30
Friday - Saturday - 09.00 - 02.30

Live music

Monday - Sunday - 10.00 - 00.00

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