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Royal Oak
Mill Green, Warboys, Huntingdon, Cambridgeshire, PE28 2SB
Annual Rent: £26,000
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Beer Garden
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External Drinking Area
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Car Park
Property details
The Royal Oak is an attractive and successful village pub located in Warboys, just a 15-minute drive north-east of Huntingdon. The pub is well positioned for access to the surrounding towns and villages, with good road links to Huntingdon and the A1, providing convenient connections to Peterborough, Cambridge and the wider area. The pub is a characterful two-room property, retaining many of its traditional features including exposed beams and a welcoming log fire. Warboys is a well-established and thriving village with a population of more than 4,000 and a strong range of local amenities, including a primary school, GP surgery, post office, village shop, library, playing fields and a sports and social club. This provides the Royal Oak with a strong local customer base and an excellent opportunity for a licensee to become an active part of the village community and build on the pub’s existing success.
Upon entering The Royal Oak, customers are welcomed into a traditional and inviting bar area, where exposed beams and a charming log fire create a warm, characterful atmosphere. The layout has been thoughtfully designed, with a commercial kitchen and ground-floor cellar conveniently located directly behind the bar, ensuring an efficient and practical operating environment. The pub offers two distinct trading areas, providing excellent flexibility for both food-led and wet-led operations. These adaptable spaces can be tailored to suit the needs of the business, whether for casual dining, drinks, or community-focused events. The dedicated dining area accommodates approximately 24 covers and offers a comfortable setting that is both cosy and spacious. A feature fireplace enhances the welcoming ambience, making it an attractive space for customers throughout the year.
Externally, The Royal Oak benefits from a substantial gravelled car park to the front of the property, providing convenient customer parking. To the rear, a generously sized beer garden offers seating for over 50 guests and presents a fantastic opportunity to maximise trade during the warmer months. The outdoor space is equally well suited to al fresco dining, social gatherings, live entertainment, and community events, helping to drive year-round customer engagement.
The private accommodation is located on the first floor and comprises a lounge, kitchen, two double bedrooms, one single bedroom ( could be used as an office), and a bathroom with a separate toilet.
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Cask Ale
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Catering Kitchen
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Live Entertainment
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Experienced Operator
Trading style
The Royal Oak is a well-established community pub with a strong, loyal local following, supported by a busy drinking trade and a traditional food offering. The pub plays an active role within the village, with regular events helping to maintain a strong connection with the local community. Live music is held every Saturday, and the popular weekly quiz takes place each Tuesday, alongside a range of other events throughout the year. The pub also hosts an annual festival each July, a well-supported event that provides an excellent opportunity to attract both regular customers and visitors to the area. The pub also benefits from a well-supported cask ale range, which is an important part of its existing offer and appeals to its established customer base. The business also benefits from a particularly high income from gaming machines, providing an additional and valuable revenue stream alongside the core wet and food trade. There is a good opportunity for a new licensee to build on this established base, while developing the food, drink and events offer further to increase sales and strengthen the pub’s position within the local community.
This represents an exciting opportunity for an energetic and experienced individual or couple to take on the Royal Oak and build on the strong business established by the current licensees over the past five years. The successful licensee(s) will be passionate about maintaining the pub’s position as a genuine heart of the local community, while bringing fresh ideas and energy to the business. Strong experience across food and beverage would be advantageous, together with the ability to organise and promote a varied programme of events that keeps the pub busy throughout the week. There is also an opportunity to build on the pub’s existing live music, quiz nights and community events, while developing new activities that will encourage both existing customers and new visitors through the doors.
The property is in good order, but the landlords are expecting to do some work such as external repairs and decorations. This would be worked on with the new licensee and would be subject to internal approvals.
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