Winkleigh

Attractive Grade II Listed 17th Century Devon Village Inn with Strong Trading History.

An exceptional opportunity to acquire a highly regarded and beautifully presented detached village inn and country hotel situated in the heart of the popular Devon village of Dolton. The Rams Head Inn is a substantial Grade II Listed 17th Century property which has been sympathetically restored and maintained to a high standard throughout, successfully combining strong trading performance with excellent owner/operator lifestyle appeal. The business enjoys a strong reputation for both its food-led public house trade and quality letting accommodation, attracting regular local custom alongside strong visitor and tourist trade throughout the year. The property offers characterful bar and lounge areas, a separate restaurant, well-equipped commercial catering kitchen, extensive ancillary storage, and eight individually designed en-suite letting bedrooms finished to a high standard. Externally, the property benefits from excellent customer facilities including a forecourt seating area, attractive enclosed beer garden and patio terrace providing substantial alfresco covers, together with customer parking for approximately 10 vehicles and a useful double garage/storage barn. The current owners have developed a very successful and profitable business. However there remains considerable scope for further growth through extended opening hours, enhanced destination dining, increased letting income, events and stronger owner-operator involvement. This is a rare opportunity to acquire a substantial freehold pub in a strong rural trading location, offering both an excellent business and an enticing lifestyle purchase. Dolton is an attractive and sought-after North Devon village situated within the beautiful Torridge Valley, surrounded by rolling countryside and well positioned between Exmoor and Dartmoor National Parks. The village is a thriving rural community with a strong local catchment and excellent year-round trade potential. Dolton is well known for its traditional village charm, attractive period properties and strong tourism links. The property is ideally positioned for access to the North Devon coastline, with popular beaches and coastal walks within easy reach. The area also benefits from proximity to the Rivers Taw and Torridge, Stafford Moor Fishery, the Tarka Trail and numerous walking, cycling and outdoor leisure pursuits which help support strong visitor demand. Nearby centres include Torrington (8 miles), Okehampton (13 miles), Barnstaple (12 miles) and Exeter (approximately 26 miles), providing excellent regional connectivity and access to the wider South West.

ENTRANCE VESTIBULE

The principal customer entrance leads from the front forecourt into an attractive entrance vestibule with traditional flagstone flooring, immediately setting the tone for the character and quality found throughout the property. A staircase rises to the first floor accommodation and the vestibule provides direct access into the principal trading areas.

MAIN PUBLIC BAR

The main public bar is a particularly attractive and welcoming trading area featuring stripped wood flooring, exposed painted ceiling timbers and a feature fireplace with inset woodburning stove. The room provides a strong traditional pub atmosphere with a combination of window seating, stools, low tables, lounge seating and informal dining for approximately 27 customers together with additional standing room. A substantial timber fronted return bar servery forms the focal point of the room and is well equipped with associated back bar fittings, display shelving, bottle fridges, stainless steel sink unit, glasswasher facilities and EPOS system.

LOUNGE/DINING ROOM

Leading directly from the main bar is the lounge/dining room, another highly characterful space with flagstone flooring, painted stone walls, exposed beams and a further feature fireplace with inset woodburning stove. This room provides comfortable relaxed dining and lounge seating for approximately 16 customers and works particularly well for informal dining and regular local trade.

RESTAURANT

The separate restaurant area offers a more formal dining environment with exposed stone walls, carpeted flooring, character fireplace and traditional finishes throughout. This room comfortably accommodates approximately 22 covers and allows the business to successfully cater for both destination dining customers and private dining occasions.

COMMERCIAL KITCHEN

The commercial kitchen is well equipped and forms the operational heart of the business, providing a practical and efficient catering environment. Facilities include stainless steel preparation areas, cooking line, extraction system, wash-up area, refrigeration, beer cellar access and associated ancillary preparation and service space suitable for the current level of food trade.

UTILITY, WASH ROOM & STORES

A range of supporting back-of-house areas provide excellent operational functionality including utility rooms, wash-up areas, stores, beer cellar and general storage accommodation. These areas ensure efficient day-to-day operation and provide flexibility for stock handling and service requirements.

OFFICE/PRIVATE LOUNGE

There is also a separate private lounge and office area currently utilised by the owners for administration and management purposes. This space offers flexibility for owner occupation, private use or potential reconfiguration depending on a purchaser's operational requirements.

CUSTOMER FACILITIES

Separate ladies' and gentlemen's WC facilities are provided for customers together with staff facilities and ancillary service areas, all positioned conveniently within the trading layout.

LETTING ACCOMMODATION

The business currently offers eight individually designed high quality en-suite guest bedrooms, all finished to a strong standard and presented in keeping with the charm and character of the property. The accommodation provides an important and highly profitable additional revenue stream and attracts strong repeat custom from both leisure and business visitors throughout the year.

LOVISTONE SUITE

A well-proportioned family room situated on the first floor providing a double bed and single bed arrangement together with an en-suite bathroom and separate shower facilities.

BEAFORD ROOM

A twin room located on the first floor with en-suite shower room accommodation, well suited to short stay leisure and business guests.

STAFFORD SUITE

A spacious first floor family suite offering double and single bed accommodation together with an en-suite bathroom incorporating shower facilities.

NORTHCOTT SUITE

A comfortable first floor double room with en-suite bathroom and shower over bath, offering attractive guest accommodation.

HUISH ROOM

A first floor double room with en-suite bathroom and shower over bath, presented to a high standard and in keeping with the traditional style of the inn.

CHERUBEER SUITE

A further well-appointed first floor double room benefiting from en-suite bathroom facilities with shower over bath.

HALSDON SUITE

A larger king-size double room situated on the ground floor featuring a character fireplace and en-suite shower room, providing particularly attractive premium accommodation.

BRIGHTLY ROOM

A ground floor family room providing double and single bed accommodation together with an en-suite shower room and separate independent guest access from the front, adding further operational flexibility.

OWNER'S ACCOMMODATION POTENTIAL

The existing owners currently utilise part of the property for private accommodation and management purposes. There is clear potential for purchasers to reconfigure part of the letting accommodation or existing private rooms to create enhanced owner's accommodation if required, depending on individual operational preference and business model.

EXTERNAL AREAS

To the front of the property is a private forecourt providing customer parking for approximately 10 vehicles together with external seating and strong kerbside presence within the village centre. To the rear is an attractive enclosed beer garden and patio terrace offering substantial outdoor trading space with alfresco seating for approximately 60+ customers, ideal for seasonal trade, dining and events. A double garage/storage barn provides useful additional operational storage together with further flexibility for alternative use, subject to any necessary consents.

THE BUSINESS

The Rams Head Inn operates as a successful food-led village inn with high quality letting accommodation and strong repeat custom from both locals and tourists. The business has historically demonstrated strong turnover and profitability and would suit experienced operators seeking a quality hospitality asset with further upside.

There remains considerable scope to further enhance trade through extended opening hours, stronger destination dining, increased letting room income, private events and functions, and a more hands-on owner-operator approach.

TENURE

Freehold.

INVENTORY

To include furnishings and equipment as per an inventory to be supplied, but excluding the owners personal effects.

STOCK

Wet and Dry stock in trade and Bar Glassware will be taken over by the purchaser at valuation on the day of completion.

EPC

Listed property and therefore exempt.

VIEWING

Strictly by prior appointment with the Sole Selling Agents, Bettesworths.