Frog & Rhubarb, Church Road, Slip End, Luton, LU1 4BJ

Location

Slip End is a small, well-connected Bedfordshire village positioned between Luton and Harpenden, benefiting from excellent transport links via Junction 10 of the M1. The village lies approximately 3 miles from both Luton town centre and London Luton Airport. Slip End supports a close-knit residential community and provides a range of local amenities including a primary school, village hall, recreation ground and several independent businesses, all set against attractive surrounding countryside. The village is also well placed for neighbouring towns, with Harpenden around 4 miles to the south, Dunstable approximately 6 miles to the west and St Albans roughly 9 miles to the southeast.
The Frog & Rhubarb occupies a prominent position on the corner of Church Road and Summer Street. The property sits approximately 2 miles from Luton town centre and around 5 minutes' drive from M1 Junction 10.

Property Description

The property comprises a two-storey detached building of traditional brick construction beneath a pitched tiled roof, with single-storey extensions to the rear.

Accommodation

The ground floor is arranged as an open-plan trading operation around an L-shaped central bar servery, with a series of interlinked dining and drinking zones accommodating c. 50-60 covers.
Ancillary accommodation on the ground floor includes a large commercial kitchen and prep area, customer WC facilities, store rooms and a basement cellar.
Private living accommodation is situated at first-floor level and comprises; 3 double-bedrooms, a lounge, kitchen, bathroom facilities and a laundry area.
Externally, the property benefits from a well-maintained enclosed rear trading area with picnic-bench seating. A designated smoking solution is incorporated within the garden layout. There is also a small outside store room.
Parking provision includes an adjacent surfaced car park for approximately 12 vehicles.
The property's Gross Internal Area is around 2,823 sqft. The property plot extends to approximately 0.080 acres, with an additional 0.102-acre car park situated adjacent to the main building.

Tenure Comments

Freehold. The site is held under two separate freehold titles: the public house under Title Number BD54043 and the car park under Title Number BD62429. Title Plans are included on page 5.

Planning and Development

We have made enquiries with the local authority and can confirm the property is not listed nor within a conservation area. The car park lies within designated Green Belt land. For further information please contact the local authority.

Services

We understand the property is connected to all mains services but any interested parties must rely on their own enquiries to confirm this.

Premises Licence

It is understood that the property currently possesses a Premises Licence.

Fixtures and Fittings

The sale of the property will include any trade fixtures and fittings which are in the absolute ownership of the Seller and in situ on completion. No fixtures and fittings will be warranted and no inventory can be provided. Any branded or leased items and any items owned by third parties will be excluded from the sale.

VAT

VAT is applicable on the sale of the property.

EPC

The property has an EPC rating of Band C. A copy is available upon request.

Viewings

All viewings are strictly by appointment only.