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Clothworkers Arms

Lower Road, Sutton Valence, Kent, ME17 3BL

Located just a few miles southeast of Maidstone in Kent, the Clothworkers Arms is wet led, community pub in the pretty village of Sutton Valence.

Key features

  • Wet led community locals pub in the village of Sutton Valence 
  • Popular with pub sports, has pool table & league darts teams
  • Open plan trade area with feature bar servery and pool and darts area
  • Recently introduced small but well equipped trade kitchen
  • Great decked gardens overlooking the weald of Kent
  • Built in bar and BBQ on decking in the garden
  • Well looked after tenant accommodation with 3 bedrooms 



Located just a few miles southeast of Maidstone in Kent, the Clothworkers Arms is a traditional, community style pub located in the pretty village of Sutton Valence.

Currently operating as a wet led business, pub sports is truly at the heart of the Clothworkers Arms. Darts and a pool table are always on offer and the Clothworkers is home to several league darts teams. Live music and gigs also continue to prove a great hit with the locals in Sutton Valence village.

Internally at the Clothworkers Arms you will find an open plan u-shaped trade area, a feature bar servery and a small pool and games area to the back of the building. A small but well equipped trade kitchen has also been recently introduced at this site, providing incoming tenants the opportunity to introduce a food offer.

Outdoors, the  pub boasts a great back garden with a large wooden decked patio area and built in bar, an outdoor BBQ and fantastic views over the Weald of Kent.

The private tenant accommodation has been well looked after and includes three double bedrooms, a private kitchen, a lounge and a large bathroom.

Moving forward the Clothworkers Arms has the potential to lend itself to either first time  tenants looking for a smaller business in which to enter the trade, or perhaps more experienced tenants that are looking for a lifestyle business in a great spirited and community led village.

For more information or to arrange a formal viewing of the Clothworkers Arms, please contact us now on 01795 542132.


Central feature bar servery with an open plan u-shaped trade area. Pool table and darts area


Recently introduced small, well equipped trade kitchen


Large garden to the rear of the property with wooden decked patio area, built in bar and BBQ


Tenants private accommodation is in good condition and includes three double bedrooms, private kitchen, lounge and large 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£5000
Training deposit
£750 refundable on completion of training
Total estimated ingoings£28500

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£19968£20644£21320
Per week£384£397£410

Council tax

Band A

Non Domestic Business Rates


MULTIPLIER 2019/2020 - 0.491


  • 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


Year ending 30 June

2016 2017 2018 2019
All beer and cider
149 127 114 85
107 62 101.5 63

Premium packaged spirits (eg WKD)
0 0 1.5 0
Traditional Spirits
1.5 1 8.5 3
Ready to drink litres
204 531 1557 676

Estimated awp profit (Amusement with prizes)

£1,500 per annum approximately



Licence information

Hours authorised by the premises licence

Supply of alcohol, background music and provision of late night refreshment.

Monday - Sunday - 10.00 - 00.00

Open to the public

Monday - Sunday - 10.00 - 00.30

Live music

Monday - Sunday - 10.00 23.00

Agreement Overview

  • This pub is being offered on a traditional rolling tenancy agreement that is subject to a three 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