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Open Fire3+ BedroomsCask AleFunction RoomLive MusicKitchenChildren Play AreaCar ParkBeer Garden
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Waldegrave Arms

East Harptree BS40 6BD

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The Waldegrave Arms, is a historic building in the heart of the Chew Valley which is an affluent area as well as being in a highly desirable location. It sits in the heart of the village of East Harptree which has a village shop, a primary school which is rated outstanding by Offsted and a village church. The Waldegrave is some 10 miles from Bristol and some 13 miles from Bath which is a World Heritage Site.

Pub Layout

The pub has two entrances, the first for people who have arrived at The Waldegrave on foot at the front of the building and the second for people who have come by car. On arriving by car you enter the rear of the pub that is somewhat sunken and this houses the external dining area, to the left of which is the large garden with the play equipment in it, once through this you enter the site into the bar area which has a log burner in it as well as a number of high level tables and chairs. From the bar you enter the dining area through an open doorway. This is a large room with an open fire at each end, the fixtures and fittings are of high quality as you would expect of a recently invested in site, in the centre of the room by the opening to the bar is a waiting station which has a coffee machine.
To the left of this you then access a corridor which takes you towards the kitchen and the pedestrian access to the pub, in this corridor is also a snug room which can house private dining of up to 10. Past this you have the pedestrian access and then you move past the stairs to the residential accommodation and the commercial kitchen towards the toilet facilities and the cellar.
The pub has a large car park which is used by the school at drop off and pick up as well as a large garden with a newly installed, high quality play area.

The pub currently trades out of two connected areas, a small bar area that serves as a holding area for diners as well as a large restaurant area, there is also a large covered area adjacent and connected to the pub that caters for either smokers or diners when the weather permits. This Magnificent pub has recently undergone a major refurbishment of some £250k+ and a second phase is currently underway, this site has only become available due to personal reasons. The Waldergrave has built a superb reputation as a destination food site and should be positioned in the local community as a traditional English pub with an outstanding food offer.

Private Accommodation

The private accommodation is also newly refurbished and consists of three large bedrooms, a sitting room with kitchen and bathroom facilities. In addition to this there is also a large function room that has in the past been utilised as accommodation for a chef as well as for a childrens playgroup, it has its own access and newly installed shower and toilet facilities.

Annual Rent: £28,800

Security Deposit: £8,750

Working Capital: £13,000

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: £250 plus VAT

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

This is a destination food pub that requires a specialist high end operator that will be willing and able to put on an offer that will really wow the neighbourhood, it needs a food offer that will really get everyone talking. You will need to continue the excellent work of the previous tenants and have great marketing skills that will encourage the larger catchment area to visit.



Opening hours
Mon – Thu: 11:30 – 23:30
Fri – Sat: 11:30 – 00:00
Sun: 11:30 – 22:00

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)

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

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

Training – This is required when taking on a Business Support Agreement.  Included is an e-learning package for you and your staff and attendance to our ‘Set Up To Succeed’ workshop held at our Head Office in Chester.  Please note, you will be required to attend this workshop before signing a long term tenancy agreement.

Service Charge Cost – £28.01 per week – This is a weekly charge that includes statutory compliance certification (including Annual CP12 and CP42 gas test), cellar cooling services (including full insurance to cover repairs and / or replacements), Health & Safety Essentials (including assessments) and Licensing Support.


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