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Eight Bells, Abbotsley

St Neots, PE19 6UJ

Your investment


Agreement Type

  • Affluent village area
  • Recent refurbishment completed inside and out
  • Large outdoor space

Situated on the main road the Eight Bells is a delightful country pub located in the affluent village of Abbotsley. The pub is the only amenity in the village so there is scope to continue the good work of the current landlord and really cement its place in the local community.

Pub Layout

The Eight Bells consists of a cosy bar area with a large open fireplace, a small restaurant area to the left of the bar which seats circa 20 people, and a games area to the right with a dartboard.  There is a fully equipped catering kitchen also on the ground floor.  Externally, there is a covered drinking area with 18 benches and a good-sized children’s play area. The car park is of a good size and represents an opportunity for events and extra seating if required.

A real community local, this pub is in fantastic condition throughout and presents a great turnkey opportunity for the right operator. This site would suit both experienced and first-time operators alike, with passion and high standards the most important ingredient to make this venue successful.

Private Accommodation

The private accommodation consists of three bedrooms, a living room, and a family bathroom.

Annual Rent: £18,750

Security Deposit: £5,000

Working Capital: £1,000

Stock: £2,000

Fixtures and Fittings: Upon Valuation  – funding options available for the right licensee.

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: £325 plus VAT

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

Food is an essential part of this business so someone who has the desire to drive this is essential. A real personable character who can build strong community links will thrive at The Eight Bells. Local knowledge will also stand you in good stead. This pub presents a real opportunity for an entrepreneurial spirit who wishes to take it to the next level!

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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