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Bush, Blackbird & Thrush

Bush Road, East Peckham, Kent, TN12 5LW

The Bush, Blackbird & Thrush is a traditional English pub with a beautiful large garden situated around five miles east of Tonbridge, Kent, in the village of East Peckham.

Key features

  • Destination dining pub & restaurant in a rural setting
  • Open plan trade drinking and dining area for approx. 60 covers 
  • Good sized trade kitchen with plenty of storage
  • approx. 3 acres of trade garden
  • Large customer car park
  • Tenant private accommodation with 2 bedrooms
  • Available in July 2020



Located just a few miles away from the hugely popular Paddock Wood Hop Farm, the Bush, Blackbird & Thrush is a traditional English pub situated around five miles east of Tonbridge, Kent, in the village of East Peckham. The local area was once the centre for the hop growing industry in Kent and it still remains home to the world’s largest collection of Oast Houses.

Recognised as a food led, destination dining site with good support from its local community, the Bush Blackbird & Thrush has plenty to offer a new tenant. Internally you will find a central feature bar servery with open plan drinking and dining space for approximately sixty covers together with a good sized trade kitchen with plenty of storage.

Boasting approximately three acres, the large, well-kept trade garden is a huge selling point at the Bush, Blackbird & Thrush, along with a large private customer car park.

The pub currently offers a quality and traditional home-cooked pub menu seven days a week and it has a great reputation locally for its well kept cask ales. They host a weekly quiz night on Tuesdays, regular private events and gatherings, charity events and a monthly vintage car Raleigh from April until September every year.

Available in July 2020, Shepherd Neame is looking for operators with food experience that can further drive the already buoyant trade at this pub.

Viewings at the Bush, Blackbird & Thrush are highly recommended, so contact our Trade Recruitment Co-ordinator on 01795 542132.


Central feature bar servery with open plan drinking and dining area for approx. 60 covers


Well equipped trade kitchen with plenty of onsite storage


Approx. 3 acres of trade garden to the back of the property and private customer car park to the front of the building


Tenant accommodation has private access with two double bedrooms, lounge and a bathroom. Small private patio and garden area

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£3000
Training deposit
£750 refundable on completion of training
Total estimated ingoings£29500

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£TBA£TBA£TBA
Per week£TBA£TBA£TBA

Council tax

Band B

Non Domestic Business Rates




  • Retail relief has been increased to 100 % for the hospitality  industry between 1st April 2020 to 31st March 2021
  • 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
92 92 92 91
562 575 537 507

Premium packaged spirits (eg WKD)
2 4 3 1
Traditional Spirits
30 20 22 20
Ready to drink litres
3920 3854 3072 3033

Estimated food turnover

£3,500 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.

Monday - Saturday - 10.00 - 01.00
Sunday - 10.00 - 00.00

Open to the public

Monday - Saturday - 10.00 - 01.30
Sunday - 10.00 - 00.30

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