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Royal Oak

Woodmans Green Road, Whatlington, Battle, East Sussex, TN33 0NN

Just off of the A21, three miles from the historic town of Battle and eight miles from the coastal resort of Hastings, the Royal Oak is a 15th century family friendly, destination dining village pub & restaurant set on Whatlington green.


Key features

  • 15th Century destination dining pub & restaurant 
  • Family friendly with childrens play room internally and play equipment in gardens
  • Feature bar servery with bar area, restaurant dining room
  • Private function room 
  • Excellent large trade kitchen with separate prep area and storage
  • Gardens to the rear of the property 
  • Private customer car park
  • Available October 22



Just off of the A21, three miles from the historic town of Battle and eight miles from the coastal resort of Hastings, the Royal Oak is a family friendly, destination dining pub & restaurant set on Whatlington village green, East Sussex.

Dating back as far as 1490, the Royal Oak is an historic 15th Century building best known for its quirky, olde-worlde interior including a traditional inglenook fireplace, aged oak beams, exposed rafters and even an 80ft indoor well.

Currently trading Wednesday to Sunday only, the pub is recognised locally for its excellent quality Greek and Cypriot cuisine together with a host of British classic dishes. ‘Steak on the Stone Nights’ are hosted every Friday evening, ‘Greek Meze Nights’ every Saturday evening, Sunday Roasts are a hit during the winter months and they play host to a wide range of parties and events in the private function room.

The Royal Oak is a large operation; internally you will find a feature bar servery with multiple trade areas to include a relaxed bar area, a restaurant dining room for approx.45 covers, a function room for approx.30 seated covers and a children’s play room. The trade kitchen is of an excellent size and comes with a separate prep area and plenty of storage space.

Outside and to the back of the property you will find a family friendly garden area with children’s play equipment and alfresco dining space for a further 50 covers during the nicer weather.

Shepherd Neame is looking for new tenants to take over the Royal Oak in October 22, this site would suit a well established and hands on food or chef operator that has the ability to market the pub as a first class destination dining site to the surrounding market place.

For more information or to arrange a formal viewing please contact the Pub Business Recruitment Manager on 01795 542132.


Feature bar servery with relaxed bar area, restaurant dining room for approx.45 covers and function room for a further approx.30 covers seated. Children's play room


Very large and well equipped trade kitchen with a separate prep area and plenty of storage space 


Trade gardens to the front and rear of the property. Private car park for approx.20 cars


3 double bedrooms, lounge with basic kitchenette and 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£3500
Training deposit
£750 refundable on completion of training
Total estimated ingoings£35000

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£28600£29224£29900
Per week£550£562£575

Council tax

Band B

Non Domestic Business Rates



ESTIMATED RATES PAYABLE 2022/2023 (From 01/04/22) - £0


  • Retail relief for the hospitality industry is 50% rate relief from the 1st April 2022 until 31st March 2023
  • 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, eligibility criteria and any other relief with the local authorities prior to completing a financial plan

Trading information


Year ending 30 June

2018 2019 2020 2021
All beer and cider
59 37 21 24
350 218 146 210

Premium packaged spirits (eg WKD)
7 3 2 3
Traditional Spirits
17 11 8 11
Ready to drink litres
3447 2014 1076 1898

Estimated food turnover

£3,500 per week net approx 

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 - Sunday - 10.00 - 01.00

Open to the public

Monday - 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