Versatile Hospitality Opportunity in Ware Restaurant & Guest Accommodation

An Outstanding Hospitality Opportunity in Historic Ware

Two bars, two kitchens, extensive outdoor dining and three en-suite guest rooms with impressive historical accommodation revenue.

An exciting opportunity to establish a distinctive hospitality concept in the heart of Ware, one of Hertfordshire’s most attractive and affluent market towns. Occupying a prominent High Street corner position beside a pedestrianised area, this characterful, historic property offers substantial restaurant and bar accommodation across multiple levels, together with three en-suite guest rooms providing the potential for a valuable second revenue stream.

The guest rooms have previously generated approximately £6,000 per month in short-stay accommodation revenue — equivalent to £72,000 annually against a current base rent of £63,000. For an incoming operator, this presents a compelling commercial proposition: the potential for accommodation income to make a significant contribution towards occupancy costs while developing an entirely new restaurant and hospitality concept.

And although rich in historic character, the building is not listed, offering greater flexibility to create something individual and distinctive, subject to the necessary permissions and landlord’s consent.

A Restaurant With Room for Big Ideas

Spread across multiple levels, the premises offer exceptional versatility. The ground floor provides restaurant seating for approximately 35 guests, complete with its own bar, while the atmospheric basement offers a further 25 covers and a second bar.

The basement is particularly well suited to private dining, celebrations, parties and exclusive bookings, providing an exciting opportunity to develop a dedicated events offering alongside the main restaurant. A main commercial kitchen, separate preparation kitchen, cellar, beer lines and ancillary facilities provide the infrastructure for a substantial food and beverage operation.

Outside, a pavement licence provides for up to 60 additional covers, creating an attractive opportunity for alfresco dining and drinks in the heart of the town.

Whether the vision is a vibrant independent restaurant, stylish wine bar, contemporary dining destination or an entirely fresh hospitality concept, the extensive existing fit-out provides an excellent starting point.

Three Guest Rooms. A Whole New Dimension.

Above the restaurant are three en-suite guest rooms, offering something many hospitality venues simply don’t have: the opportunity to generate income beyond food and drink.

Historically, the rooms have achieved approximately:

* £6,000 per month through short-stay accommodation.
* £2,500 per month through longer-term letting arrangements.

The rooms could appeal to weekend visitors, business travellers, guests attending local events and those seeking a comfortable base from which to explore Hertfordshire. For the right operator, the combination of restaurant, events and guest accommodation creates exciting possibilities for complementary revenue streams from a single location.

Ware: A Town Worth Coming To

There’s a reason Ware has such enduring appeal. Steeped in history and full of character, this affluent riverside market town offers a vibrant mix of independent shops, restaurants, cafés, traditional pubs and lively community life.  Its position on the River Lea brings another dimension, with boating, riverside walks and water-based leisure activities adding to the town’s attraction.

Throughout the year, music festivals, cultural celebrations and community events bring energy and visitors to Ware, creating opportunities for hospitality operators to appeal to both local residents and destination visitors.

With an attractive surrounding catchment, established dining scene and convenient rail connections towards London, Ware offers a compelling setting for an independent hospitality venture. This is somewhere people come to eat, drink, explore, celebrate and stay.

The Opportunity at a Glance

* Prominent High Street corner position adjoining a pedestrianised area.
* Historic, characterful building without listed status.
* Approximately 60 internal restaurant covers across two levels.
* Two bars, main commercial kitchen and separate preparation kitchen.
* Basement with excellent private dining and events potential.
* Pavement licence for up to 60 outdoor covers.
* Three en-suite guest rooms with substantial historical accommodation revenue.
* Additional mezzanine, terrace, office, cellar and ancillary facilities.
* Existing restaurant furniture, catering equipment and patio furniture proposed for inclusion, subject to an agreed inventory.
* Premises licence with a stated capacity of 110 persons.

Lease & Financial Details

Transaction: Assignment of the existing commercial lease, subject to landlord consent.

Current annual rent: £63,000 (£5,250 per calendar month).

Potential rent reduction: Discussions are currently underway directly with the landlords regarding a reduction in rent. No revised figure has yet been agreed.

Rateable value: £27,500.

Previously advised business rates: Approximately £5,440.70 per annum, subject to confirmation.

Fixtures and fittings: Extensive existing fit-out proposed for inclusion, subject to inventory and confirmation.

Your Concept. Your Brand. Your Next Chapter.

Perhaps it’s the restaurant you’ve always wanted to open. Perhaps it’s a boutique hospitality concept combining exceptional food, memorable evenings, private celebrations and guest accommodation. Or perhaps you can see an entirely different opportunity in this versatile and characterful space. A prime High Street position. A historic building ready for a new chapter. Extensive hospitality facilities. Three guest rooms with an impressive income history.

The foundations are already here. The next chapter is yours to create.