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Fat Ox, Tenterden

Ashford Road, St Michaels, Tenterden, Kent, TN30 6BT

Boasting a prominent corner plot on the A28 Ashford Road, the Fat Ox is a family run traditional style pub in the village of St Michaels near Tenterden, Kent.


Key features

  • Family run village pub & restaurant in Tenterden, Kent
  • Community led pub with the villagers at the heart of its business
  • Pub is in great condition throughout
  • Open plan trade drinking and dining area for approx. 30 covers 
  • Trade kitchen on site 
  • Covered and heated patio garden area with an outdoor TV and Petanque piste
  • Customer car park or 4 cars and plenty of street side parking 
  • Tenants private accommodation in very good condition 
  • Available due to retirement



Boasting a prominent corner plot on the A28 Ashford Road, the Fat Ox is a family run traditional style pub in the village of St Michaels near Tenterden, Kent.

The local community are very much at the heart of the Fat Ox and what it does, so currently trading Monday to Sunday from 12.00noon until 10pm, the Fat Ox is the  perfect drop in spot. It sees a steady stream of customers each day to include lunchtime and evening drinkers and diners, the Thursday morning community coffee club and a good Sunday lunch following.

Internally at the Fat Ox you will find a central feature bar servery with an open plan trade drinking and dining area for approx. 30 covers.

Outside there is a covered and heated  patio garden area with an outdoor TV, a Petanque piste and a private car park for approx.4 cars.

the tenants private accommodation is in good condition and includes one very large double and a smaller double bedroom, a kitchenette/office, a lounge and bathroom with shower.

The existing tenant is now retiring after 10 years at the Fat Ox, so Shepherd Neame is  looking for new operators to run this Lifestyle business. For more information or to arrange a formal viewing of the site, please contact the Trade Recruitment Co-ordinator now on 01795 542132. 


Central feature bar servery, open plan trade drinking and dining area for approx.30 covers


Full equipped trade kitchen


Trade patio area to the side of the property with petanque piste, heated covered area and outdoor Television. Private customer car park for 4 cars and plenty of on-street parking locally   


The private accommodation includes one large double and one small double bedroom, lounge, kitchenette/office and bathroom with shower

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£23500

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£21580£22100£22672
Per week£415£425£436

Council tax

Band B

Non Domestic Business Rates



ESTIMATED RATES PAYABLE 2021/2022 (Until 31/03/2022) - TBA

ESTIMATED RATES PAYABLE 2022/2023 (From 01/04/22) - TBA


  • Retail relief for the hospitality industry is reduced to 75% 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 ayable and any other relief with the local authorities prior to completing a financial plan

Trading information


Year ending 30 June

2017 2018 2019 2020
All beer and cider
195 180 130 91
233 169 109 116

Premium packaged spirits (eg WKD)
7 1 1 6
Traditional Spirits
52 68 58 35
Ready to drink litres
2537 2443 1889 1408

Estimated food turnover

£200 approx. per week net

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 - Wednesday - 10.00 - 23.30
Thursday - Saturday - 10.00 - 00.00

Open to the public

Sunday - Wednesday - 10.00 - 00.00
Thursday - Saturday - 10.00 - 00.30

Live music

Sunday - Wednesday - 10.00 - 23.30
Thursday - Saturday - 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