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Kings Head, Shadoxhurst

Woodchurch Road, Shadoxhurst, Kent, TN26 1LQ

The Kings Head is a well established and food led country pub & restaurant located in the rural village of Shadoxhurst, near Ashford, Kent.

Key features

  • Available for the first time in 18 years 
  • Large destination dining country Pub & Restaurant 
  • Multiple trade areas for approximately 62 covers 
  • Good sized and well maintained trade kitchen
  • Small courtyard garden
  • Large trade garden and patio seating to the front of the property
  • Large customer car park and additional overflow car park 
  • Private accomodation with 3 beds, private garden and drive

Floorplan

For the first time in eighteen years, Shepherd Neame is looking for new tenants to take over the successful running of the Kings Head in Shadoxhurst, near Ashford, Kent.

Built in 1642 and trading as a pub since 1850, the Kings Head is a well-established, food led, country pub & restaurant that has been ran by chef operators. Over the years the small rural  village of Shadoxhurst has seen significant change and it continues to benefit from ongoing housing developments in the area.

A large, family friendly business, the Kings Head is perfectly equipped for purpose with multiple trade areas to include the main bar and feature servery, the middle dining room and the parlour dining room for approximately 62 covers in total. There is also a large multi-use snug area which doubles up as an additional 30 dining covers if required or as space for private parties or events.

Outdoors there is also plenty of space including a large grassed garden with twelve bench tables to the side of the property, a patio area with seating to the front of the building and a small courtyard garden. There is a large customer car park available with a further small overflow car park for busy periods, together with a private drive and access to the back of the pub which is perfect for seeing in deliveries.

The private accommodation includes three large double bedrooms, lounge, bathroom and a private grassed back garden.

Over the last 18 years, the Kings Head has earned itself a great reputation both locally and further afield as a destination dining pub worth travelling to. Moving forward, we are ideally  looking for experienced Chef operators that can further develop this already well trading business.

For more information or to arrange a formal viewing please contact us on 01795 542132.

BAR & RESTAURANT   

Multiple trade areas to include the main bar, middle dining room and the parlour for approximately 62 covers in total. There is also a large snug area with sofas which can be used an additional 30 dining covers if required

KITCHEN

Wash up area and a good sized and well equipped trade kitchen which opens on to the private back garden with a further storage unit

OUTDOOR & PARKING

Large trade garden to the side of the property with 12 bench tables and patio area to the front of the building. Large trade car park and a small overflow car park for busy seasons. Private drive used for deliveries and easy  access to the side of the property

PRIVATE ACCOMMODATION

3 large bedrooms, lounge, bathroom, toilet and attic room. Tenants private garden and drive

Capital Requirements

Estimated capital requirements

Trading deposit£5000
Contract deposit
refundable on day of charge
£500
Repair scheme
+ monthly payments £50
£1000
Inventory£11000
Stock, glassware, cutlery, crockery, etc
Estimated subject to independent valuation by trade broker and stock taker
£4000
Working capital£3000
Training deposit
£750 refundable on completion of training
£1000
Total estimated ingoings£25500

Minimal capital considered

Minimum capital considered
Based on: Trading deposit + stock, glassware, cutlery,
crockery, etc, working capital + training deposits + misc
£14500
Please note: Where only minimal capital is available inventory will be rentalised.

Rent and charges

Rent

Year 1Year 2Year 3
Per anum£27560£28392£29276
Per week£530£546£563

Council tax

Band

Non Domestic Business Rates

RATEABLE VALUE - £18,500

MULTIPLIER 2019/2020 - 0.491

ESTIMATED RATES PAYABLE - £6,056

  • 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

Trade

Year ending 30 June

2016 2017 2017 2019
All beer and cider
Barrels
65 63 67 56
Wine
Gallons
483 450 482 432
PPS
Gallons

Premium packaged spirits (eg WKD)
8 6 5 4
Traditional Spirits
Gallons
44 47 46 45
Minerals
Ready to drink litres
4467 4329 4567 4548

Estimated food turnover

£4,500 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.

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 - 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