Farmers Arms, Horse Road, Wellington Heath, Herefordshire

The village of Wellington Heath stands just a few miles out of the very popular medieval market town of Ledbury, which has become increasingly popular, not just due to its historic charm with the main high street and square lined with black and white Tudor and other period properties, but also its close proximity to the M50 motorway. Furthermore it stands in the lee of the Malvern Hills, one of Brtitain’s most popular walking destinations.
The cathedral city of Hereford is some 15 miles to the west and the cathedral city of Worcester some 18 miles to the north.
The Farmers Arms is located in the very heart of this extremely popular, sought after village. It is a character property which has much original charm, which has been extended to provide excellent dining and catering facilities. There is a possibility of extending and, subject to the usual consents, creating letting bedrooms, in an area which has been developed for this purpose.
The property has been run by consistent tenants for the last 13 years, and is once again available either to let or alternatively our clients, who are investors, will consider an outright sale.

The property is described in more detail as follows:-

Trade Areas

Entrance vestibule providing access to the MAIN AREA. Immediately to one side is the RESTAURANT. The MAIN BAR is in two sections and has a wealth of period charm and character. It is the oldest part of the pub and has a heavily beamed ceiling, stone flagged and part carpeted floors. BAR SERVERY with 6m of serving counter with exposed antique brick front. This room has tongue and groove wainscotting, fireplace with antique brick surround, beam lintel over and cast iron solid fuel burner. In the bar area there is seating for 40 customers. There is a GAMES AREA with seating for 20, darts throw and pool table. LADIES’ & GENTLEMEN’S TOILETS.
The RESTAURANT has double door access from the main bar, is a most pleasing and charming room, having boarded floor, heavily beamed ceiling, free standing cast iron fireplace on tiled plinth. When fully furnished the restaurant can seat 30 or so diners. Double door access onto the front BEER PATIO which provides, when the weather is good, an extended dining area.
The CATERING KITCHEN is of good size, in two sections and has Altro nonslip flooring, seven section fitted galvanised extraction canopy, fully melamine/UPVC panelled walls throughout and a comprehensive selection of stainless steel catering effects and work surfaces. Large DRY STORE/FREEZER ROOM/WASH-UP AREA. On level BEER CELLAR.
There is also a second KITCHEN which is conveniently located off the Servery.

Owners’ Accommodation

FIRST FLOOR
Very good L shaped open plan KITCHEN/LIVING ROOM/DINING ROOM. The kitchen area has fitted units. BEDROOM 1 (double) with fitted wardrobes, BEDROOM 2 (double) and BEDROOM 3 (small double) are interconnecting. BATHROOM with wash basin, WC, bath and shower.
Separate staircase access into large LOFT AREA which has natural light. This area is ‘work in progress’ with letting bedrooms being proposed. Alternatively, it could provide a great teenagers apartment etc, subject to further investment.
Note : If the property it let our clients are prepared to consider a joint venture in this regard.

External

To the front of the property is a feature terraced BEER PATIO, mostly paved, part decked and a good section which is covered. There is currently seating for 90-100 customers. CAR PARK to the front with space for 12-15 vehicles.

The property was acquired by our clients in September 2013 as an investment. It has subsequently been run by the same independent tenants throughout this period, who are now vacating this property, therefore no trading figures available and prospective purchaser will be required to reach their own conclusion as to the potential trade and profitability which can be enjoyed at this outlet.
FREEHOLD £375,000 to include fixtures and fittings. Stock at valuation in addition.

The Property is elected for VAT. VAT will be levied on the sale price at the standard rate. Purchasers may wish to satisfy themselves with independent professional advice that this VAT may be reclaimed

The property is to be sold subject to an overage agreement in favour of the seller for a term of 30 years. A buyer will be responsible for paying to the seller the 25% uplift, if change of use to residential is obtained.

Alternativley LEASEHOLD :-

LEASEHOLD: £28,000 to include fixtures and fittings. Stock at valuation in addition.
TERM: Six Years.
LANDLORD & TENANT ACT 1954: Inside Part II Landlord & Tenant ACT 1954.
ASSIGNABILITY: Fully assignable , subject to Landlord's consent.
BOND: A bond equivalent to three month's rent in advance plus personal guarantors idf the lease taken in as a Limited Company.
RENT: £28,000 plus VAT per annum, paid monthly in advance.
RENT REVIEW: Subject to rent reviews every third year of the term,
REPAIR & LIABILITY: Part repairing and insuring lease. This is not a full repairing and insuring lease with the Landlord retaining responsibility for the structure of the building. The Tenant will be responsible for internal maintenance, repair and decoration as well as the decorative condition of the exterior of the property.
TIE: Free of tie.
INSURANCE: The Landlord will insure the building, the cost of which will be charged to the Tenant by way of an Insurance Rent.
VAT: VAT will be payable on the Premium and rental payments.

Licence

A Premises Licence is held.

Services
All mains services are connected.
Three phase electricity.
Gas fired central heating.
Rateable Value: £10,750 as at 1st April 2026
Local Authority: Herefordshire Council