Watermans Arms

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Catering Kitchen

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Team Games

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Pool Area

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Live Entertainment

Set on the outskirts of Rochester in Kent, the Watermans Arms is an exciting opportunity for hands-on, community-spirited operators looking to run a lively, events-led village pub at the heart of local life.

With great hospitality and a warm, friendly welcome, the Watermans Arms already has a strong reputation for bringing people together. Its busy calendar of weekly events includes sell-out cash bingo, quiz and poker nights, live music, BBQ and pizza evenings, plus regular pool and darts league fixtures. The pub also hosts local groups for coffee mornings and meetings, alongside private parties and functions, making it a true community hub.

Currently trading six days a week on a wet-only basis, the Watermans Arms offers incoming tenants clear opportunities to increase opening hours, extend the events offer and reintroduce a simple, quality year-round food menu to support sales and broaden its customer appeal.

Presenting the potential to be available immediately on a traditional tenancy agreement, the Watermans Arms is looking for a hands-on, family-friendly and community-spirited operator that will continue to develop the calendar of events, engage with the Wouldham village groups and locals, and that can maximise the great outdoor space. The site would also benefit from the introduction of a year-round food offer and a fantastic Sunday lunch, in order to put the pub back on the map for food in the area.

The stated ingoing figures are correct at point of advertising. Please be aware there may be additional costs.
Please note that the Energy Performance Certificate is available from the landlord.

Estimated capital requirements:

• Trading deposit: £5,000
• Contract deposit (Refundable on the day of change): £500
• Maintenance scheme (Plus monthly payments of £50): £1,000
• Inventory (Estimated post-refurbishment subject to an independent valuation by a trade broker and stock taker): £14,000
• Stock, glass & crockery (Estimated, subject to an independent valuation by a trade broker and stock taker): £4,000
• Training deposit (£500 Refundable on completion of training): £1,000
• Utility package deposit (Approx. cost, applicable subject to agreement type) £TBC
• Technology pack deposit (Approx. cost, applicable subject to agreement type) £TBC

Working capital £4,000
Total estimated ingoing charges £29,500
Minimum capital considered £15,500

A lower minimum amount of capital may be considered, provided that there is a strong business and financial reason to support this during the application process.

Fixed Rental Structure:

• Year 1    £TBC
• Year 2   £TBC
• Year 3   £TBC
• Year 4   £TBC
• Year 5   £TBC

This pub is being offered on a Standard Tenancy Agreement with a fixed 5-year rental structure. This agreement is covered by the ‘Landlord & Tenant Act 1954, Part II '. This is a fully tied agreement across all beers, cider, wine, PPS, spirits, and minerals.