Award Winning cafe with Additional Rental Income Town centre location, East Sussex

The tearooms are situated in an affluent East Sussex town, benefiting from a prosperous and loyal

local population, together with a steady flow of visitors exploring the High Weald National Landscape.

The town supports a vibrant mix of independent retailers, cafés and local businesses, creating an

excellent trading environment for quality hospitality operators. Established in 2024, the business has

quickly developed an outstanding reputation and is recognised as one of the area’s leading

independent tea rooms. The vendors have invested significantly in creating a beautifully presented

venue, thoughtfully designed to capture the charm and character of a traditional tea room, with

tasteful décor, antique furnishings and elegant display cabinets showcasing a tempting selection of

freshly prepared cakes and patisserie. The tearoom has built its reputation on offering high-quality,

locally sourced produce, alongside an extensive selection of speciality teas, homemade cakes and

traditional afternoon teas. Its commitment to quality and customer service has been recognised with

a Best Café Award in 2025, further enhancing its reputation and making it a popular destination for

both local residents and visitors alike.

THE PREMISES: The tearoom occupies a prominent trading position within the town centre, directly

opposite a public car park, providing convenient access for customers. The premises underwent a

comprehensive refurbishment in 2024 and are presented to an exceptional standard throughout. The

customer seating area has been thoughtfully designed to reflect the charm and character of a

traditional tea room, featuring tasteful décor, antique furnishings and attractive display cabinets

showcasing the freshly prepared cakes and patisserie. A well-appointed service counter and drinks

preparation area are situated to the rear of the main seating area. The tea rooms accommodates 34

covers internally, with a further 16 covers available on the attractive front terrace. To the rear of the

premises is a fully equipped commercial kitchen, fitted with extraction suitable for light cooking,

together with a dedicated wash-up area and separate storeroom. The property also benefits from a

fully accessible customer WC. Stairs lead to the first floor, where there are two well-presented

consultancy rooms, both of which are currently let and provide an additional rental income, together

with a separate office/staff room. Further benefits include CCTV, an intruder alarm system and three

private parking spaces to the rear of the property, providing valuable staff parking and convenient

access for deliveries.

TURNOVER: The business is currently operated under full management, with an established team

comprising a full-time manager, full-time kitchen team member , part-time manager and a number of

part-time front-of-house staff. Trading seven days a week between 8:30am and 4:00pm, the business

generates an average weekly turnover of approximately £6,600. In addition to the turnover generated

by the tea room, the vendor also receives a rental of £8,500 per annum for the consultancy rooms on

the 1st floor. Whilst the business enjoys strong levels of trade during its current operating hours,

there remains clear potential to further enhance turnover by extending opening hours into the

evening. The premises are well suited to private functions and events, with the current owners

receiving regular enquiries for evening bookings which are not presently accommodated. In addition

to this there is significant scope in offering an outside catering option and takeaway service. This

represents an excellent opportunity for an incoming purchaser to build upon an already successful

and well-established operation.

ALCOHOL LICENCE -– The sale of retail alcohol between the hours of 8am – 8pm, Monday – Saturday

and 8am-6pm on Sunday.

GENERAL REMARKS: An excellent opportunity to acquire a thriving, award-winning tearoom in a rural

town in East Sussex. Renowned for its loyal customer base and outstanding reputation, the business

benefits from a secure lease, attractive outside seating, and a high standard of fixtures and fittings

throughout. The premises also hold a premises licence, allowing the sale of alcohol, and include

additional first-floor rooms that generate a supplementary rental income. Currently operated under

full management, this turnkey business offers significant scope for an owner-operator or investor. The

quality and potential of this exceptional opportunity will be immediately apparent upon inspection.

TENURE: The premises is held on a full repairing and insuring lease at a current rental of £18,000 per

annum. The lease has approximately 4 years unexpired. The lease has the protection of the 1954

Landlord and Tenant act and is renewable.

RATES: We have been verbally informed that the rateable value is £16,750 per annum and the rates

payable amount to £1,427 per annum. Prospective occupiers should make their own enquiries to

verify same.

PRICE: We are instructed to quote for the goodwill, valuable lease, premises licence, equipment,

trade fixtures, fittings and chattels Price £140,000 SAV

LEGAL FEES: Each party to be responsible for their own legal costs.

VIEWING: On no account should any approach be made to the Manager or the staff without a prior

appointment through the vendor’s agents, Watkins Commercial, Telephone: 01273 709090.

ENERGY PERFORMANCE CERTIFICATE: The premises has been rated a band D. The full report is

available upon request.

DISCLAIMER: Neither the Vendor nor the Agent gives or implies any warranty that the premises are

fit for any particular use or that they comply with any relevant regulation or statutory requirement.

The agents have not tested any apparatus, equipment, fittings or services so cannot verify that they

are in working order. The buyer is advised to obtain verification from their solicitor or surveyor

before proceeding with the purchase.

VAT: All prices and rents are quoted exclusive of VAT. Any intending purchasers or lessees must satisfy

themselves independently as to the incidence of VAT in respect of any transaction.

MORTGAGE & FINANCIAL PLANNING: We shall be pleased to assist any purchaser in arranging

finance to acquire this business or any other business you may be considering subject to status.

Prop. Ref: 6957C

These particulars are believed to be correct but their accuracy is not guaranteed and they do not form any part of any contract

APPLICANTS CONFIDENTIALITY AGREEMENT

I understand and agree that any information regarding any business supplied to by Watkins Commercial will be kept strictly confidential. I

also undertake that I will:

i) View businesses registered with Watkins Commercial by appointment only.

ii) Not contact any owner, staff, suppliers, competitors or customers of any business

registered with Watkins Commercial

iii) Not pass on any information supplied by Watkins Commercial to any third party other than professional advisor et. Bank,

solicitor, surveyor accountant, etc.

iv) Submit any offers direct to Watkins Commercial with whom I will conduct all negotiations

v) Be liable for any commission which would have been due to Watkins Commercial should I be party to negotiations or actions

which seek to preclude, or are contrary to the interest of Watkins Commercial