The Three Horseshoes Inn Batcombe, Nr , BA4 6HE

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

Stunning 17th Century Coaching Inn Nestled in the Beautiful & Unspoilt Village of Batcombe in Somerset only 3 miles from Bruton Successful “All Round” Business & Rare Opportunity to Buy a Classic Village Freehouse with the Benefit of Planning Consent to Make 8

Letting Rooms and Separate Owners’ Accommodation

Main Character Bar Trading Area with Open Inglenook Fireplace • Vaulted Dining Room with Approximately 44 Covers Conservatory Area • Fully Equipped Commercial Kitchen • Spacious Back of House Storage/Utility • Beer Cellar Owners Accommodation with Open Plan Living Room and Kitchen Under a Vaulted Ceiling • 3 Comfortable En Suite Letting Rooms Further Letting Room Currently Used by Owners • Separate Bathroom • 2 Further Bedrooms

Pretty Outside Trade Patio Area • Trade Beer Garden • Walled Vegetable Garden Substantial Trade Car Park • Further Private Garden for Owners

LOCATION The Three Horseshoes is situated in the attractive village of Batcombe, only 3 miles from Bruton and 4 miles from the Royal Bath and West Showground, located in the beautiful valley of the River Alham. The pub is approximately 5 miles South East of , 8 miles South West of and 10 miles North of . The Parish has a population of approximately 400 which also includes the hamlets of Westcombe, Spagrove and Eastcombe. The village is steeped in history and the surrounding area has strong links with the English woollen industry. The church of St Mary the Virgin next to the Three Horseshoes dates from the 15th and 16th Centuries and was restored in the 19th Century. The area is a particular popular place to live with high property values and good transport links from the South West to other parts of the country. Batcombe is only a quarter of an hour drive to the A303 and both Bristol and Bath are less than a 45 minute drive from the village.

DESCRIPTION A substantial stone built property believed to date back to the 17th Century in parts which has been tastefully extended to the rear.

Ref No: 3744 £670,000 Freehold

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

The premises comprises:- LADIES CLOAKROOM

With 2 WC’s, 1 wash hand basin. Tiled walls and floors. MAIN BAR AREA Leading from Main Entrance Porch. A character room with exposed ceiling GENTS CLOAKROOM beams, focal timber topped and fronted BAR SERVERY (with ice machine, electric 2 Urinals, 1 WC, 1 wash hand basin, tiled walls and floors. cash register and bottle fridges). An assortment of rustic timber tables and chairs. COMMERCIAL KITCHEN Various bric -a-brac decorating the walls with framed prints and original artwork. Part carpeted, part tiled floor around the Bar Servery. Large Inglenook, stone built Full extraction and well equipped. fireplace to far end with timber beam over. Cast iron burner to far end. Seating circa 27+. COFFEE/PREPARATION AREA Walk in fridge, various freezers.

SNUG BAR LAUNDRY ROOM Painted tongue and groove panelling with uplighters and tiled floor. A simple room just off the bar with piano and darts board. Often used for meetings. FIRST FLOOR

DINING ROOM BATHROOM With 44 covers including conservatory. Another character room with exposed With bath, WC, wash hand basin and airing cupboard. timber beams, exposed stone walls and part vaulted ceiling. A more formal 3 EN SUITE LETTING ROOMS atmosphere in this tastefully decorated room with a selection of timber tables and 1 with en suite shower, 2 with en suite bath. All rooms have flat screen televisions, upholstered chairs. Carpeted. Cast iron burner to right of entrance. coffee and tea making facilities and Wi-Fi.

CONSERVATORY AREA OWNERS LIVING ROOM/DINING ROOM AND KITCHEN Situated off the Dining Room with table seating 6. A particularly attractive vaulted room with plenty of space. ENTRANCE HALL/LOBBY Stairs to 2nd Floor with 2 Substantial Bedrooms in need of modernisation. This would be With access to outside patio area and trade garden. an obvious conversion for further family living. BEER CELLAR OUTSIDE Temperature controlled at ground floor level.

PATIO AREA RECENTLY REFURBISHED CLOAKROOMS With seating at circular pub benches with 32 cover, situated to the side of the Inn.

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

RAISED TRADE GARDEN modern dishes whilst also including some great pub classics. The food is To the rear of the property with pub benches and can seat circa 60. Veg patch complimented by a wide range of cask ales, draught ciders and lagers at the bar with smoker. Used by the kitchen to supplement deliveries and offer. with a good selection of wines from around the world.

PRIVATE FENCED OWNERS’ WALLED GARDEN The Three Horseshoes still maintains its village pub atmosphere with a good local and regular following at the bar, therefore providing a healthy mix between wet SUBSTANTIAL CAR PARK and food sales. These sales are boosted by the profitable income from the 3 letting

To rear and side of the Inn. rooms. There is undoubtedly huge potential to grow this side of the business and the

‘knock on’ trade by building the extension which would create a further 5 letting PLANNING CONSENT REFS 2018/0450/FUL & 017785/009 rooms, bringing the total to 8. The property has the benefit of planning granted by Council to extend the main building to create another 5 en suite letting rooms (creating a The inn currently operates on limited hours being open 5 ½ days a week, closed on total of 8) and to erect separate self-contained staff/owners’ accommodation. Monday and Sunday evenings with genuine potential to extend trading hours.

GENERAL INFORMATION The Three Horseshoes is a quintessential and successful English Inn with potential to take the trade further under new ownership. The sale of the pub provides an RATEABLE VALUE excellent opportunity to buy a real gem of an Inn in a fabulous part of the world. £23,800. For further information please visit the website www.thethreehorseshoesinn.co.uk Please note this is not Rates Payable. For further information, we advise interested Further trading information will be provided to bona fide interested parties following parties to contact the local billing authority, . a formal viewing arranged through the Sole Selling Agents Bettesworths.

BUSINESS SERVICES The Three Horseshoes is known as “Somerset’s best kept secret” and is a charming We understand that there is mains electric and water. LPG gas. 17th Century Coaching Inn. The traditional character of the Inn has been enhanced by the owners to create a particularly cosy place to eat, drink or stay. TRANSFER OF A GOING CONCERN (TOGC) The emphasis is very much on a warm welcome and a friendly and enjoyable The sale of the property includes the goodwill of the business and trade inventory experience attracting drinkers, foodies, walkers, children and dogs. and will be subject to Transfer of Undertakings (Protection of Employment) regulations (TUPE). The food at the Three Horseshoes is consistently popular and is created with an emphasis on fresh, local, seasonal produce. The menu has a range of more

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

INVENTORY To include furnishings and equipment as per an inventory to be supplied, but excluding the owners’ personal effects.

STOCK Wet and Dry stock in trade and Bar Glassware will be taken over by the purchaser at valuation on the day of completion.

EPC AWAITING

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

The Three Horseshoes Inn

Batcombe, Nr Bruton, Somerset, BA4 6HE

www.bettesworths.co.uk IMPORTANT NOTE: Messrs Bettesworths for themselves and for the vendors or lessors of this property whose agents they are 29/30 Fleet Street give notice that: (i) the particulars are produced in good faith, are set out as a general guide only and do not constitute any Torquay part of a contract; (ii) no person in the employment of Messrs Bettesworths has any authority to make or give representation Devon or warranty whatever in relation to this property. The fittings, equipment and services have not been tested by the agents. TQ1 1BB