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Bat & Ball, Cuddesdon

Oxfordshire, OX44 9HJ

Your investment


Agreement Type

  • Free of Tie opportunity
  • Nine Letting rooms
  • Business rates reduced by 33%

The Bat & Ball is a rustic rural pub with a country farmhouse feel and has nine letting rooms. It’s located in the village of Cuddesdon, South Oxfordshire and is only eight miles from Oxford City Centre. The village and surrounding hamlets of Denton and Chippinghurst has a population of around 500. Cuddesdon is also home to Ripon College, the largest Church of England clergy training centre.

Pub Layout

The pub is a single bar operation with a long servery which you see once you walk through the door. The bar has mixed seating of sofas, stools and high tables at the opposite end. The restaurant area to the right of the bar has 45 covers with a further 20 in the patio beer garden area to the rear. The pub has some beautiful features including flagstone flooring and wooden beams, and there is also parking for approximately 12 cars behind the garden as well as roadside parking in the village.

There are nine letting rooms which are all nicely decorated. This a key income stream for the pub and most weeks the rooms are booked out. You access the rooms across the courtyard, and they are in two locations around the pub & kitchen trading area.

The kitchen here is large and well equipped and can easily cater for both the guests staying over for B&B and evening meals along with customers visiting for food and drinks.

The letting rooms are the main income stream. There is currently no food being served and the opportunity for this business is to re-establish the pub with a new menu and focus on driving the wet sales to compliment the consistent accommodation bookings. This pub is ran traditionally with cask ale being a big point of interest here.


There is no private accommodation at this site, however there are 9 letting rooms.

Annual Rent: £TBC

Security Deposit: £5,000

Working Capital: £10,000

Stock: £5,000

F&F: Included in the annual rent, amount to be confirmed

Training: £325 plus VAT

For a breakdown on financial information, please refer to the ‘Additional Info’ tab.

We are looking for an experienced licensee who has previous experience in similar properties. This let will need a specialist operator who is very well funded and has experience in running a large rural site with letting rooms. There is currently no food being served here and wet sales will be the smallest profit opportunity. Whoever takes this pub on will need to demonstrate a skillset of re-establishing a business and getting the food offer up and running.

Annual Rent – This is our lowest rent figure associated with a Full Tie.  If the tie is reduced the effective rent (via Tie Release Fees) will increase.  Rent is billed and paid for weekly in advance depending on the payment terms agreed). On occasion, our Business Development Manager will discuss a start up rent which is discretionary to an individual pub and can be discussed.

Security Deposit – This sum of money will be held on your account and will be returned to you on exiting of the pub based on your final account balance and the condition of the property.  Our standard deposit is 25% of the headline rent.  On occasion, we can negotiate a lower security deposit with the aim to build up to our full deposit on a long term agreement.

Working Capital – This is a recommend amount required which will be used in the day-to-day running of the business.

Stock – This will be valued by an independent valuer on the day you take over the pub. This includes unbranded glassware, unopened bottles, wines, spirits, any unopened / opened kegs and cask ale providing the container is unopened.

Fixtures & Fittings – This includes any item that is bolted to the floor or walls, and a fitting to be any item that is free standing or hung by a nail or hook. This will also include furniture.

Tie: All drinks categories are tied.  For fully funded licensees on long term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee.

Training – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme.  Held online over three days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.

Service Charge Cost – £60.89 per week – The Admiral Taverns Premium Maintenance Package will help take care of your compliance and statutory obligations with one simple fee, whilst giving you piece of mind about your boiler and cellar cooling repair and replacement.  This also includes full access to e-learning for you and your staff.

*Zero Business Rates – Based on the April 2023 rating list, the Nil Rates Payable is based on small business rates relief being applied and the licensee only occupying one property for commercial purposes.

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