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Three Horseshoes

Water Lane, Helions Bumpstead, Haverhill, Essex, CB9 7AL
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Premium Listing



Beer Garden
External Drinking Area
Catering Kitchen
Free of Tie
Car Park
Experienced Operator
  • Beer Garden
  • External Drinking Area
  • Catering Kitchen
  • Free of Tie
  • Car Park
  • Restaurant/Dining
  • Experienced Operator


Unique opportunity to take on the tenancy of a Free of Tie community-owned pub on Essex / Suffolk Borders currently undergoing refurbishment

Ingoing Cost: £6,250.00
Rent: £20,000.00
Agreement Type: Tenancy
Reference Number: 61NCZO / 060819

The stated ingoing figures are correct at point of advertising. Please be aware there may be additional costs.

Property Features:

The Three Horseshoes is the only pub in the attractive rural village of Helions Bumpstead which is located on the borders of North Essex/Suffolk, with nearby Cambridge as well as the busy market towns of Saffron Walden and Haverhill. Helions Bumpstead retains its unique rural character as a farming community, popular with ramblers and cyclists, as well as a thriving and engaged local community with a variety of clubs and societies. The local community purchased the Three Horseshoes in March 2019 and seeks the pub’s first tenant to establish and run a successful business with the full support of the local community as their customers.

The pub building has its origins in the 19th century and is located within a conservation area. Originally a terrace of workers’ cottages, the property is detached and has been extended and supplemented with outbuildings. The property and grounds are currently undergoing refurbishment after community ownership was successfully completed in March 2019.

The internal space provides for 40 covers (not including the use of the expansive garden and outbuildings with significant commercial potential). The ground floor currently comprises two bars including two wood-fired stoves and a large dining room.  Food can be served in all areas of the pub.

The outside space (of approx. 1 acre) includes extensive gardens with far-reaching views over the village. The gardens are being reinstated to a high standard.  The property benefits from extensive parking to the front of the pub, with reconfiguration included in the refurbishment plans.

Prior to the community purchase, the pub had been closed since 2014. A refurbishment programme is underway in preparation for the tenancy including decorating and furnishing, an upgraded commercial kitchen, a new central heating boiler, new cellar cooler and garden rejuvenation. It is intended that the community will support the tenant in the maintenance of the garden in pursuit of its objective to establish the pub as a ‘community hub’.

The refurbishment works are expected to be substantially complete in Autumn of 2019. During refurbishment monthly ‘pop up pub’s’ are regularly attended by > 150 shareholders and visitors.

Trading Style:

It is intended that the Three Horseshoes should be run as a traditional village hostelry and community hub, re-establishing the warm and ‘second home’ atmosphere including serving as the first place for village events, clubs and functions. The emphasis will be on a high standard of traditional, seasonal and sensibly priced simple food and snacks, using local suppliers where possible. The tenant should establish the Three Horseshoes as ‘go-to’ venue for residents in nearby villages and further afield, as well as visitors, walkers and cyclists to this popular area. The pub should provide a broad appeal across the community (its ownership) as a base for activities and services which will be of value across all ages and surrounding villages, e.g. clubs, a small shop, parcel services etc.

As such this is an ideal for a candidate with an appetite or experience of community centred village pubs

Experience of the hospitality industry or licensed trade is highly desirable, but the overriding priority is to appoint a tenant or tenant couple (ideally an experience couple chef/front of house) who have the following attributes:

  • A passion for food, drink and customer service; 
  • A strong work ethic and commercial acumen to develop the potential to make a good living from their business with an aptitude for developing catering and wet trade at this ‘free of tie’ pub.
  • Strong interpersonal skills and the ability to interact with the community at all levels;
  • Previous experience of recruiting, managing and motivating teams; 
  • Willingness to promote potential opportunities for additional services that will make the ‘Three Horseshoes ‘More than a Pub’.
  • Strong organisational and financial skills with the capacity to promote your pub effectively across a range of media;
  • A clear vision of what the pub might become with the drive and determination to achieve it.

Private Accommodation:

This consists of three bedrooms, one with ensuite, sitting room with views across the village and garden, additional bathroom.  Provision will be made for a private garden in the grounds of the property. 

Key Financial Information

Please note that the energy performance certificate is available from the landlord.

Length of Tenure: Between three and five-year initial tenancy
Rent:  £20,000 per annum in the first year, rising to £25,000 for years 2 and 3 and inflation-linked after that. 
Rent includes three-bedroom accommodation with provision for a private garden.  
Ingoing Cost:  Three months’ rent security deposit: £6,250 + a cost for F&F plus Insurance Rent
MISREPRESENTATION ACT 1967 gives notice that the contents of these particulars are believed to be correct but are given without responsibility and intending purchasers or lessees should satisfy themselves by inspection or otherwise to their correctness. These particulars do not form any part of any offer or contract and no person in the employment of the company has any authority to make or give representation of warranty to this property.

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