Spring Hill, TN3
- Use Class
- Use Classes: E, Sui Generis
Key Features
- Stunning country position in the Weald of Kent
- Unique character public house
- Three trade areas (60-70)
- Spacious three bedroom accommodation
- Picturesque patio and gardens with views of surrounding countryside
- Generating a rental income of £49,000 + VAT per annum
Description
The property is situated in the village of Fordcombe, a picturesque Kent village nestled between Penshurst and Groombridge, approximately 4 miles west of Royal Tunbridge Wells. This part of Kent is well known for its numerous tourist attractions including Penshurst Place, the Spa Valley Railway, Tonbridge Castle, Hever Castle, Groombridge Place, Chartwell and Knole Place. The area offers plenty of walking and cycling routes and even rock climbing at Harrison's Rock and High Rocks.
The property is a unique, eye-catching and characterful detached public house situated in the heart of the village. The property was built in 1851 by Victorian architect George Devey. The property is of brick construction with tile hung upper elevations under numerous pitched tile roofs.
The property has been well maintained and preserved during the current Lessee's tenure and is presented to a high standard throughout.
TRADE AREAS
- BAR: With stripped wood flooring, log burner and exposed timbers. Seating for 16 with a further four sat at the wood built bar servery.
- RESTAURANT: A two-tiered dining space with carpeted and parquet wood flooring. Central log burner. Seating for 28.
- LOUNGE: Tub seating for 18.
- GENTLEMEN'S TOILETS
- LADIES' TOILETS
- TRADE KITCHEN: Extensively equipped with a range of commercial stainless steel units and extractor.
- BASEMENT CELLAR: Divided into three store rooms, BARREL STORE and a COLD ROOM.
OWNERS ACCOMMODATION
FIRST FLOOR:
- TWO DOUBLE BEDROOMS
- LIVING & DINING ROOM
- MODERN FITTED KITCHEN
- BATHROOM: With WALK-IN SHOWER and WC
- WC
SECOND FLOOR:
- Large DOUBLE BEDROOM: With built in wardrobes
EXTERNAL
- TRADE PATIO and GARDENS: A stunning garden and patio area currently configured to provide seating for 40 on the patio and up to 200 on the lawned areas. Mature flowerbeds and stunning views across the Weald of Kent.
- TRADE YARD: With walk-in fridge and walk-in freezer.
- VEGETABLE GARDEN: With raised beds.
- CAR PARK: Space for 20 - 25 vehicles.
The property is let to a third party operator. No trade is sold or warranted. Trade accounts are under the ownership of the Tenant are not available for examination. The business is unaffected by the sale.
The property is sold subject to and with the benefit of the existing lease agreement.
The Property let on a fully repairing and insuring lease agreement, for a term of twenty years expiring December 2031. The lease falls within the security provisions of the Landlord & Tenant Act 1954 and is fully assignable. Rent currently £49,000 + VAT per annum paid monthly in advance, subject to three yearly rent reviews, the next due December 2026. The lease benefits from a deposit of £8,689. The lease is free of all trade ties.
The property is to be sold subject to an overage agreement in favour of the Seller, for a term of 85 years. A buyer will be responsible for paying to the Seller the sum of £125,000, index linked, if change of use to residential is obtained.
Please note that the trade fixtures and fittings within the premises are under the ownership of the Tenant, and are not included in the sale.
No direct approach to be made to the business; please direct all communications through Sidney Phillips. Viewing strictly by appointment only.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-07-17
Utilities & Restrictions
Utilities
- Electricity
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- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
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- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
80 Mbps
Superfast
Suitable for
- HD streaming
- Video calls
- Web & social
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Fordcombe Church of England Primary School70 metresNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 57
- Type
- Academy converter
- Faith
- Church of England
- Langton Green Primary School1.2 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 422
- Type
- Community school
- Speldhurst Church of England Voluntary Aided Primary School1.8 milesOfsted: Outstanding *
- Ages
- 4 to 11
- Pupils
- 212
- Type
- Voluntary aided school
- Faith
- Church of England
- Penshurst Church of England Voluntary Aided Primary School2 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 79
- Type
- Voluntary aided school
- Faith
- Church of England
- Rusthall St Paul's CofE Primary School2.1 milesOfsted: Requires improvement
- Ages
- 4 to 11
- Pupils
- 108
- Type
- Academy converter
- Faith
- Church of England
Secondary
- Bennett Memorial Diocesan School2.9 milesOfsted: Outstanding
- Ages
- 11 to 18
- Pupils
- 1,913
- Type
- Academy converter
- Faith
- Church of England
- Tunbridge Wells Girls' Grammar School3.4 milesOfsted: Outstanding
- Ages
- 11 to 18
- Pupils
- 1,123
- Type
- Foundation school
- Gender
- Girls
- St Gregory's Catholic School3.5 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 1,093
- Type
- Academy converter
- Faith
- Roman Catholic
- The Skinners' School3.5 milesOfsted report card · Jan 2026
- Ages
- 11 to 18
- Pupils
- 1,149
- Type
- Academy converter
- Gender
- Boys
- Tunbridge Wells Grammar School for Boys3.6 milesOfsted report card · Mar 2026
- Ages
- 11 to 18
- Pupils
- 1,875
- Type
- Community school
- Gender
- Boys
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
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1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Sidney Phillips Limited, South East
Shepherds Meadow, Eaton Bishop, HR2 9UA
Contact Sidney Phillips Limited, South East
Shepherds Meadow, Eaton Bishop, HR2 9UA
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