Skip to main content

Peacock, Goudhurst

Goudhurst Road, Iden Green, Goudhurst, Kent, TN17 2PB

Located in the Kentish countryside just 20 minutes’ drive from both Maidstone and Tunbridge Wells, the Peacock Inn is a food led country Pub & Restaurant located in the village of Goudhurst.

Key features

  • Destination dining, food led business
  • Village pub & Restaurant for approx. 50 covers 
  • Feature bar servery with front bar, restaurant & garden room
  • Large trade garden for approx. 100 covers 
  • Customer car parking
  • 3 bed private tenant accommodation 
  • Available October 2021

Floorplan

THE PEACOCK INN

Located in the Kentish countryside just 20 minutes’ drive from both Maidstone and Tunbridge Wells, the Peacock Inn is a beautiful 14th century country Pub & restaurant located in the village of Goudhurst.

A food led, destination dining site, the Peacock currently has a strong midweek lunchtime trade and a great following for its ever popular Sunday lunches which are served every week from 12 Noon until 6pm.

Internally at the Peacock you will find a central feature bar servery, a relaxed bar area with an open fire place, the front restaurant dining room for approx. 30 covers and the garden dining room which leads on to the garden area for a further 20 covers.

Outside and to the back of the property, you will find a large grassed garden with bench seating allowing you to cater for a further 100 covers during the good weather, together with a patio area and a purpose built BBQ. The private customer car park is to the front of the building with space for over 30 cars.

The tenants private accommodation has been painted and redecorated in the last twelve months and includes 2 double and 1 single bedrooms, a lounge, bathroom and office which could double up as 4th single bedroom if required. A small private grassed garden is also available.

After seven years of being a family run business, Shepherd Neame is now looking for new tenants to take over the successful operation of the Peacock Inn in October 2021.

For more information or to arrange a formal viewing, please contact the Trade Recruitment Co-ordinator now on 01795 542132.

BAR & RESTAURANT

Central feature bar servery, bar area with open fire place, front restaurant dining room for approx.30 covers and the garden restaurant room for approx. 20 covers leading on to the garden patio area

KITCHEN

Good sized and well equipped trade kitchen

OUTDOOR & PARKING

Large trade garden to the rear of the property, outdoor BBQ area, heated smoking area with pergola and extended patio. Customer car park to the front of the property for approx. 30 cars

PRIVATE ACCOMMODATION

Tenant accommodation includes 2 double and 1 single bedrooms, lounge, bathroom and an office/small 4th bedroom. Private tenants garden

Capital Requirements

Estimated capital requirements

Trading deposit£5000
Contract deposit
refundable on day of charge
£500
Repair scheme
+ monthly payments £50
£1000
Inventory£20000
Stock, glassware, cutlery, crockery, etc
Estimated subject to independent valuation by trade broker and stock taker
£4000
Working capital£4000
Training deposit
£750 refundable on completion of training
£
Total estimated ingoings£34500

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£33800£34840£35932
Per week£650£670£691

Council tax

Band C

Non Domestic Business Rates

RATEABLE VALUE - 22,000

MULTIPLIER - 0.499

ESTIMATED RATES PAYABLE (From 01/04/21 to 30/06/21) - N/A

ESTIMATED RATES PAYABLE (From 01/07/21 to 31/03/22 ) - £2,744.50

NOTE: 

  • Retail relief is 100 % for the hospitality industry until 30th June 2021, it will then be reduced to 66% rate relief for the remainder of the rating year until 31st March 2022
  • 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

2018 2019 2020 2021
All beer and cider
Barrels
140 108 75 44
Wine
Gallons
342 302 217 101
PPS
Gallons

Premium packaged spirits (eg WKD)
0 0 0 0
Traditional Spirits
Gallons
17 10 5 5
Minerals
Ready to drink litres
4433 4205 3066 1805

Estimated food turnover

£3,000 per week (net) 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