Approximate Ingoing Funds Required £25,000 (Does not include purchase of Fixtures

and Fittings) / Rent- IRO £28,000

St Neots is a historic market town situated some 4 miles North of Sandy, 7 miles South of Huntingdon and 18 miles West of Cambridge. Situated on the river Great Ouse, the nearby town of St Ives and the surrounding area benefit from a generally affluent resident population and good road links. Being close to the intersection of the A1 (north south) the A421/A428 which links Cambridge to Bedford & Milton Keynes on an east to west axis, St Neots a relatively compact town with a high proportion of licensed premises mainly centred upon The Market Square. The Square is only 300 metres from the River Great Ouse. The property consists of:- Ground Floor - entrance from the Market Square into the main bar with a refurbished simple wooden top bar front with small back bar display. The main bar servery is situated in the rear section with catering Kitchen to the rear and access to the cellar. Décor and furnishings are combination of modern & some traditional in style with mixture of wooden and carpeted flooring throughout. There are a few sofas, number of tables, chairs and bar stools, some at poser height and a small quirky fixed seating area leading out to a small courtyard area. The disabled toilet is on the ground floor, with Ladies / Gents WCs on the first floor. Below is a ground cellar and storage. First Floor domestic accommodation comprises 1 bedroom, bathroom, lounge, office and kitchen. Externally, to the side of the pub on the Market Square there has historically been a pavement license for around 20 covers, with canopy overhead. There is potential to expand this, however this would require permission and a license from the local authority. There is a small under cover courtyard at the side of the premises that could provide a trading area. The pub was an established late night and sports venue. There is an opportunity to with investment to move this towards a more hybrid venue offering a casual dining food offer during the day and early evening, and then evolving into a cocktail and later night venue in the evening to maximise the opportunity of the target market within St Neots. There is therefore plenty of scope to develop the food trade, the previous operator chose to have a wet only offer. This is an ideal opportunity for an experienced operator to take on a town centre premises with the option of creating and developing the food trade, and to culminate on hosting a greater volume of entertainment evenings. VIEWING: Viewing is strictly via appointment through FRED BARRETT AND SON. Please telephone us on (01908) 281542. PLEASE DO NOT APPROACH THE EXISTING LICENSEE IN THIS MATTER. Please note that whilst every care has been taken in preparing these details, much of the information has been obtained from the Landlord (Brewer) or third party sources. All statements as to fact or opinion should be checked by the Purchaser. Whilst every endeavour has been made to ensure that the particulars given are correct, their accuracy cannot be guaranteed. These details do not constitute an Offer, Contract or Warranty. All particulars are subject to your verification and accuracy cannot be guaranteed. Details are issued on the strict understanding that all negotiations regarding this property are conducted through FRED BARRETT AND SON who will then deal with all matters appertaining to the Change.