DORSET MARKET TOWN CENTRE CAFE AND COFFEE HOUSE

Charming sidewalk of independent shops
Regulars' cafe and coffee shop
Main dining area (44), additional dining (20)
Forecourt seating (20)
Car park space
Compact business

Scruples Coffee House is located in the centre of the market town of Blandford Forum, in the heart of Dorset, with spectacular scenery stretching in every direction.  The town is nestled in a wooded valley on the banks of the River Stour, surrounded by rolling hills, on the edge of the Dorset Downs Area of Outstanding Natural Beauty.  This Georgian market town has an attractive market place and a variety of independent shops, boutiques, cafés, pubs and restaurants.  It has many side streets and alleys including Barnack Walk, the Georgian Passage, Tabernacle Walk, The Plocks and Greyhound Square.  The town has stunning architecture and a charming parish church and is also home to Dorset's major brewery, Hall and Woodhouse, which produces the famous Badger Beer.  The brewery is a popular destination for many visitors to the town.  

Centrally positioned in the county, Blandford Forum has a population of over 10,000 residents and is situated at the crossroads of the A350 and the A354.  Blandford Forum is close to the midway point on the A350 between the cathedral city of Salisbury and the ancient capital of Dorchester, with the harbour town of Poole being situated approximately 14 miles southeast.  

Scruples Coffee House occupies a central position in a pavilion of shops within a private walk with security gates at either end.   It comprises a two-storey property under a pitched tile roof with a single storey extension to the front under a flat roof.  The property is briefly described as follows:

TRADE AREAS 
ENTRANCE at the front of the property into main DINING AREA which has wood effect floor and tables and chairs to seat approximately 44 customers.  There is a COUNTER SERVERY with a desserts display case and cafetière machine, and behind the servery is a bottle chiller.  

GALLEY KITCHEN with nonslip floor, a range of commercial catering equipment such as grills, fridges, freezers, 2 hot plates, 2 bain maries, commercial fan oven and commercial dishwasher.  

There is an additional external entrance to the far side of the property which provides separate access to the first floor.  

FIRST FLOOR:
Additional DINING AREA that is used as a private room for functions or meetings.  This room can seat a further 20 customers.  
STOREROOM.  
LADIES' and GENTLEMEN'S CUSTOMER TOILETS.

EXTERNAL 
Forecourt seating, partially sheltered, for around 20 customers.  
PARKING SPACE for 1 vehicle. 

Our clients have been at the premises since 2003 and have established Scruples Coffee House as a popular locals’ café.  The business has great support from the community and a regular customer base.  The business offers an extensive menu with ‘meal deal’ specials, baguettes, sandwiches, pastas, jacket potatoes, soups, pizzas, all-day breakfasts and desserts, all of which are homemade.  

The business is open 6 days a week, Monday to Saturday, 9am to 4pm.

Our clients trade under the VAT threshold to suit their lifestyle but the business has very low overheads and therefore can achieve a good profit margin.  

Further accounting information may be available to serious parties following a formal viewing.

We are of the opinion that this compact operation would suit a hands-on owner/operator who wishes to continue a similar business model.  The premises may also be suitable for alternative use, subject to landlord's consent.  

LEASEHOLD £20,000 PRICE to include goodwill, fixtures and fittings. Stock at valuation in addition.

Scruples Coffee House is held on a part repairing and insuring lease agreement from a private individual, for a term of fifteen years, commencing March 2010. The lease falls within the security provisions of the Landlord & Tenant Act 1954 and is fully assignable. Rent currently stands at £11,000 per annum, paid monthly in advance, subject to three yearly rent reviews at Open Market Rent.  There is also a maintenance charge payable of £1,400 per annum for the upkeep of the premises and the pavilion. An incoming party will be required to provide a rental deposit to the Landlord equivalent to three months’ rent in advance.  The lease is free of all trade ties.

No direct approach to be made to the business; please direct all communications through Sidney Phillips.

Viewing strictly by appointment only.

A full Music Licence is held.
Electricity & water services are connected.
Local Authority: Dorset Council
Rateable Value as at 01 April 2023: £8,100