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Watermans Arms

151 High Street, Wouldham, Kent, ME1 3TY

Set between Maidstone and Rochester, the Watermans Arms is a traditional style Pub & Restaurant located in Wouldham, a small village on the bank of River Medway in Kent.


Key features

  • Family friendly Village Pub & Restaurant 
  • Bar area and restaurant dining room for approx. 28 covers 
  • Pool & darts area 
  • Large trade kitchen with separate wash up area 
  • Patio garden area with seating at site of the building
  • Child friendly garden with play equipment
  • Customer car park 
  • Outdoor BBQ area 
  • Good sized tenants accommodation with 4 large double bedrooms
  • Available January 2020



Set between Maidstone and Rochester, the Watermans Arms is a traditional style Pub & Restaurant located in Wouldham, a small village on the bank of River Medway in Kent.

The Watermans Arms is a large family friendly pub, that has the local community at the heart of everything that it does. It currently has a stronger weekend trade and offers occasional live music, quiz nights, bingo, afternoon teas on request and it hosts the Wouldham village over 60’s group once a week. A Fresh home-cooked Sunday lunch is available every week and there is a ‘set specials menu’ night every Thursday.

Internally at the Watermans Arms you will find an open plan trade area with a large feature bar servery and drinking and dining space for approximately 28 covers. There is restaurant dining space for a further 28 covers together with the pool table and darts area and a good sized trade   kitchen with separate wash up area.

Outdoors, the garden area is a real hit and selling point with the locals. It includes a paved patio area with seating to the side of the property and there is a large, secure garden with children's play equipment, bench seating and a BBQ area. There is a large customer car park to the back of the pub together with a garage.

The Tenants private accommodation is of a good size and includes four large double bedrooms, a lounge, bathroom and kitchenette.

Moving forward, the Watermans Arms is looking for tenants that want to be at the heart of a friendly village community and that can offer a consistent food and drink offer with plenty of warm hospitality. This pub also has the potential to benefit from housing development that is currently taking place locally.

For more information or to arrange a formal viewing of the Watermans Arms, please contact us now on 01795 542132.


Large open plan trade area with feature bar servery,  bar drinking/seating area for approx. 28 covers, a restaurant dining area for a further approx. 28 covers and pool and darts area


Large trade kitchen with a separate wash up area and storage space


Long paved patio area with seating and heater to the side of the property leading on to a large fenced in and family friendly garden with children's play equipment, an outdoor BBQ area, garage and shed


Good sized private accommodation to include 4 large double bedrooms, lounge, kitchenette and a large bathroom

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£2000
Training deposit
£750 refundable on completion of training
Total estimated ingoings£25000

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£16120£16692£17316
Per week£310£321£333

Council tax

Band A

Non Domestic Business Rates


MULTIPLIER 2019/2020 - 0.491


  • 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
134 141 136 111
348 323 336 283

Premium packaged spirits (eg WKD)
25 15 15 10
Traditional Spirits
43 38 40 28
Ready to drink litres
3298 3480 3224 2582

Estimated food turnover

£500 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)

£2,000 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 - 08.00 - 00.30
Friday - Saturday - 08.00 - 01.00

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