Old Ram, Tivetshall

The Old Ram is a fabulous destination venue, available to take on from January 2026. The scale of the pub, the reputation of the site, and its well quipped facilities mean that with the right licensees, the Old Ram can become one of Norfolk’s most sought-after hospitality venues. This is a rare opportunity for a talented licensee to make their mark on a profitable, high-profile business and to develop it into a true flagship site within Admiral Taverns’ estate. The new licensees need a real zest for all things hospitality, you will need to deliver top notch service, with a consistent and well executed approach to marketing ensuring you are reaching not just the current clientele but growing the customer base.

A personal visit is essential to appreciate the character, potential, and commercial strength of this exceptional pub prior to applying.

Description

The Old Ram is a stunning, substantial rural inn with 11 characterful ensuite letting rooms, a large dining operation and a well-established customer base. Located in the picturesque Norfolk countryside, this impressive venue attracts both local trade and visitors from far afield, making it a true destination business with strong growth potential. Situated near the village of Tivetshall St Mary, The Old Ram benefits from a local population of 7,000 households within a 10 minute drive and enjoys trade from walkers, cyclists, families, and corporate travellers. Its rural setting offers peace and charm, yet its position on key travel routes makes it highly accessible for guests from across the region. . Tivetshall St Mary is a village and former civil parish, now in the parish of Tivetshall, in the South Norfolk district in the county of Norfolk, England.

Pub Layout

From the moment you step inside, the Old Ram impresses. Guests enter via a spacious lobby with reception area, leading into a welcoming bar at the heart of the business. The trading areas are beautifully presented, offering a choice of relaxed lounge seating, comfortable casual dining, and elegant formal dining spaces, accommodating over 100 covers in total. Two roaring open fires add a cosy, characterful atmosphere, while the large commercial kitchen (operating on LPG) is fully equipped to handle a high volume food offer. Outside rear patio & front tables and chairs at the front provide the perfect setting for alfresco dining in warmer months. The car park provides ample space for visitors to park.

The Old Ram is a bustling community hub that serves up delicious breakfasts from the early morning and offers a traditional full menu from noon through to early evening. Recently, they’ve introduced popular afternoon teas and a vibrant brunch service that’s winning hearts with both locals and visiting tourists alike. The pub boasts a lively calendar with monthly folk nights and quiz nights twice a month, ensuring there’s always something fun happening. With a spacious function area that comfortably accommodates anywhere from 30 to 100 guests, it’s the perfect venue for special occasions and celebrations with excellent parking and easy access, and it’s clear why The Old Ram remains a favourite destination in the area.

Private Accommodation

There is no private accommodation for the licensee to reside on site, however there is a bedroom for a manager/night porter to stay overnight.

Letting Rooms 

Upstairs, the Old Ram features 11 well-appointed en-suite letting rooms, many with original character features such as wood beams and vaulted ceilings. Accommodation includes, family rooms, double and twin rooms.  All rooms are well presented, attracting leisure and business guests alike, the are currently advertised on external sites and our the pubs website. The pub has received an impressive 8.7 on external sites with prices per room starting at around £130 per night.

Annual Rent: £60,500

Security Deposit: £15,000 or the equivalent of three months’ rent, whichever is greater

Working Capital: £5,000

Stock: £1,000

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 – 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 – £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 – £63.33 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 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 *