Historic Free-Of-Tie Country Inn Near Axminster For Sale

Axminster, Devon, UK

Asking Price:: £75,000

Turnover:: Undisclosed

Net Profit:: Undisclosed

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Highly regarded historic East Devon country inn with five en-suite letting bedrooms, substantial owner’s accommodation, established food and drink trade and a new free-of-tie lease.

Believed to date from the 14th century, The Tuckers Arms is a striking Grade II Listed thatched country inn retaining exceptional period character including exposed beams, flagstone floors, inglenook fireplaces and traditional timber features. The established hospitality business combines approximately 40 internal covers with a well-equipped commercial kitchen, five contemporary en-suite letting bedrooms and attractive outside trading areas accommodating approximately 50 customers. The inn has developed an excellent reputation for food, hospitality and customer service, attracting loyal local customers alongside visitors from Devon, Dorset and further afield.

The Tuckers Arms occupies an attractive position in the East Devon village of Dalwood, approximately three miles north of Axminster. Its location provides access to the Jurassic Coast World Heritage Site, Blackdown Hills National Landscape and popular destinations including Lyme Regis, Beer, Branscombe and Sidmouth. This combination of village trade and year-round tourism supports the inn’s food, drink and accommodation offering.

The business is offered on a new free-of-tie lease, giving an incoming operator flexibility over the purchasing of beers, wines, spirits and soft drinks. Further growth opportunities include increasing accommodation capacity by converting two currently unused first-floor rooms into superior en-suite letting bedrooms, developing private dining and functions, hosting weddings and special events, introducing themed food experiences and increasing occupancy across the existing five letting bedrooms.

A major lifestyle benefit is the recently created ground-floor owner’s apartment, providing modern private accommodation with an open-plan kitchen/living/dining area, large double bedroom and contemporary en-suite bathroom. Further trading figures are available to bona fide interested parties following a formal viewing through Bettesworths.

Property Information

Property:: Leasehold

Leasehold Type:: New

Lease Terms:

New free-of-tie lease on Full Repairing and Insuring (FR&I) terms. Lease term to be agreed. Further terms are available from the Sole Letting Agents.

Business Rates / Rateable Value:
2026 List: £19,000. This is the Rateable Value and not the amount of rates payable. Interested parties are advised to make their own enquiries with the Local Billing Authority.

Council Tax: Band C

Living Accommodation:

Recently converted ground-floor owner’s apartment comprising an open-plan domestic kitchen and living/dining room with French doors opening onto a private outside patio, large double bedroom and modern en-suite bathroom with WC, wash hand basin, heated towel rail and double walk-in shower.

Two additional first-floor period rooms with en-suite facilities are currently used for storage and could alternatively provide further owner’s accommodation.

Location:

The Tuckers Arms is situated in the heart of Dalwood, an attractive East Devon village approximately three miles north of the market town of Axminster.

The surrounding countryside and proximity to the Jurassic Coast World Heritage Site and Blackdown Hills National Landscape attract visitors throughout the year. Lyme Regis, Beer, Branscombe and Sidmouth are all within easy reach, supporting demand from holidaymakers, walkers, cyclists and other visitors.

The nearby A35 provides convenient connections throughout Devon, Dorset and Somerset. The inn also benefits from an established local village community, providing a combination of local and visitor trade.

Premises Details:

The Tuckers Arms is a characterful Grade II Listed thatched country inn believed to date from the 14th century, retaining exposed beams, flagstone floors, inglenook fireplaces and traditional period features.

An entrance porch leads into the main trading area, providing approximately 40 covers across four or five interlinking character areas. The space incorporates traditional rustic tables and chairs, low ceilings, flagstone flooring, open fires, an inglenook fireplace and focal bar servery. There is also a back bar and snug area.

Customer facilities include ladies’ and gents’ WCs.

The fully equipped commercial kitchen has stainless steel extraction, tiled flooring and a range of professional catering equipment. Supporting areas include a separate preparation area, dry store and fridge/freezer room with integrated walk-in refrigerator.

Two substantial period rooms with en-suite facilities are situated on the first floor above the main pub. These are currently used for storage but are identified as having potential for conversion into two superior en-suite letting bedrooms or additional owner’s accommodation.

Five well-presented en-suite double letting bedrooms provide established guest accommodation. Each has shower, WC and wash hand basin, with one configured as a family suite with an interconnecting door. A separate laundry room is also provided.

The recently converted ground-floor owner’s apartment provides modern private accommodation separated from the principal trading areas.

Outside trading is provided by an attractive covered patio with seating for approximately 30 and suspended heating lamps, leading to a pretty beer garden with approximately 20 additional seats and a pizza oven.

Additional facilities include an outside office, temperature-controlled ground-floor beer cellar and further storage to the side and rear.

The main frontage provides private customer car parking together with traditional pub bench seating.

Business Operation

Expansion Potential:

Two substantial first-floor rooms with existing en-suite facilities are currently unused for trading and could potentially be converted into two superior en-suite letting bedrooms, increasing the existing accommodation offering from five to seven rooms.

Additional stated opportunities include increasing occupancy of the existing letting bedrooms, developing private dining and functions, hosting weddings and special events and introducing themed food experiences.