This pub is currently closed. We are actively seeking a passionate individual or team to take the reins and breathe new life into this pub. Alongside a strong support system, Admiral Taverns will be offering an excellent financial package to assist with re-opening this pub.
3+ Private Bedrooms
Beer Garden
Car Park
Cask Ale
Function Room
Kitchen
Live Music
Open Fire
Sports Teams
The Margaret Catchpole has outstanding potential for an experienced, community-minded licensee who can deliver excellent, consistent standards across every aspect of the business. With the right leadership, it can firmly establish itself as a welcoming, well-run pub at the heart of its local area. The ideal licensee will combine hands-on hospitality with strong commercial awareness. Being a visible, personable host, someone who knows their customers, sets the tone, and leads from the front will be key to building loyalty and driving repeat visits. At the same time, success here will require the discipline to step back and focus on actively developing the business. Strong marketing and communication skills will be essential. A licensee who can effectively promote events, engage with the local community, and maintain a consistent presence both in-house and online will be well placed to grow trade. Balancing operational excellence with forward planning, promotion, and community engagement will unlock the pub’s full potential and ensure sustainable long-term success.
Named after the celebrated local adventuress and chronicler Margaret Catchpole, this substantial three-bar public house occupies a prominent position close to Holywells Park, to the south east of Ipswich town centre. Built in 1936, the property is a remarkably well-preserved and largely unaltered example of an inter-war public house, retaining its original plan form and the majority of its contemporary fittings. Its well-detailed architecture and cohesive interior make it one of the more distinguished surviving pubs of its era. Situated opposite a parade of shops and along the same street as the local primary school, the pub sits firmly at the heart of the community. It benefits from strong transport connectivity, with regular bus services operating nearby and Ipswich town centre and Ipswich railway station within easy reach, providing direct mainline services to London Liverpool Street and connections across East Anglia. Road access is convenient via the A14, linking the town with Felixstowe, Cambridge and the wider motorway network. In the immediate vicinity, the population comprises a balanced mix of comfortable, established families and older couples, predominantly living in detached and semi-detached housing. With its heritage appeal, strong residential catchment and accessible location, the pub is exceptionally well placed to continue thriving as a valued community hub.
Pub Layout
The main bar is a large room with music, TV and games. The rear bar is presently used for pool and there is a quieter lounge to the right-hand side that has not been used in recent years., but could be brought back in action. The building retains many original features including an open fire and wood panelling to the walls. It is listed on CAMRA’s National Inventory of classic pub interiors and is a Grade II* listed building. There is a trade kitchen which is presently not in use and will require some upgrading to enable the pub to be able to offer light bites. At the rear on the left side is a spacious patio area, overlooking the local bowls green, with room for around a dozen tables. Then to the far rear of the pub is a grassed beer garden, sheltered by mature shrubs and trees. It should be noted that the land to the right side of the pub is excluded and is earmarked for sale as a small development for four houses.
Until recently, the pub was proudly operated by the same family for over 20 years, establishing itself as a well-known and trusted hub at the heart of the community. Traditionally wet-led, it built a loyal following through strong ties with local sports teams and a vibrant atmosphere centred around live sport on TV. Reintroducing premium sports coverage such as Sky Sports and TNT Sports would be a natural and highly valuable addition, drawing in both regulars and new customers looking for a lively, match-day experience. Beyond sport, the pub presents an excellent opportunity to strengthen its position as a true community hub. A calendar of engaging activities and initiatives would resonate well locally from quiz nights and live music to themed evenings and seasonal celebrations. Charity events and partnerships with local groups would further enhance its reputation, creating a welcoming, inclusive environment that appeals to a broad demographic. With the right balance of televised sport, quality drinks, and a strong programme of entertainment and community-focused events, the pub is perfectly placed to re-establish itself as a thriving and much-loved local destination.
Annual Rent: £25,000
Security Deposit: £6,000 or the equivalent of three months’ rent, whichever is greater
Working Capital: £5,000
Stock: £8,000
Zero Business Rates* – Based on the draft rating list for April 2026, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes. Please note, this only applies to pubs marked with an Asterix *
Fixtures and Fittings: To be confirmed upon valuation – funding options may be 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.
For a breakdown on financial information, please refer to the ‘Additional Info’ tab.
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 – A security deposit is required when applying for a pub with Admiral. This will be the greater of £5,000 or three months’ headline rent. The deposit is held on your account and returned when you leave, subject to your final account balance and the condition of the property. We will also carry out a credit check as part of your application, which may affect the deposit amount required.
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 – £350.00 – Before signing a long term agreement, you will be required to attend our 7 Steps to Sales Success training programme. Held online over two days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.
Service Charge Cost – £65.86 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 draft rating list for April 2026, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes. Please note, this only applies to pubs marked with an Asterix *
Low Business Rates** – Based on the draft rating list for April 2026, this has been estimated using the new Supporting Small Business Scheme (SSBS) limiting rates payable to circa £1000 in 2026/27. Please note this applies only to pubs marked with ** and SSBS may be subject to future changes by HMG.
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