Goffs Manor Highlights:

  • High turnover potential Fair Maintainable Trade £1.1M
  • Rent 8.5% of net sales
  • Beautiful outdoor space including terrace and lawn
  • Strong reputation for functions – wedding receptions, birthday parties, wakes
  • Separate 2nd bar, perfect for functions
  • Upscale fully equipped commercial kitchen
  • Long established reputation for quality
  • Ample car parking capacity
  • Great location with strong transport links
  • Large scale business with high profit potential
  • Extensive private accommodation

Private Accommodation:

Accommodation comprises of two self-contained flats.

Flat 1
Two large double bedrooms, lounge, bathroom and Kitchen

Flat 2
One double and one single bedroom, lounge, kitchen and bathroom

 

Click here to take a virtual tour of the pub

Top Line Figures

  • Rent: 8.5% of net turnover, with a minimum base of £79,500
  • Initial Investment: minimum £50,000
  • Fair Maintainable Trade* (FMT) Turnover: £1.1M per annum net
  • Annual rent illustration based on FMT: £93,500
  • Expected operating profit circa £92,000 pa*

*Estimated only, figures cannot be guaranteed.

E&OE

Full Investment Breakdown**

  • Fixtures & Fittings: To be confirmed subject to valuation (VAT. Loan facilities are available for the purchase of fixtures and fittings).
Illustration of Year 1 Ingoings (excludes rent)     Net      VAT    Inc VAT
Deposit  £ 7,500      N/A £  7,500
Training Fee  £ 1,000  £    200 £  1,200
Change of DPS  £    254  £      46 £     300
Digital Asset Fee  £    250  £      50 £     300
Working Capital***  £20,000      N/A £20,000
F&F (Outright Purchase Option A)   Enquire  Enquire   Enquire
F&F (Purchase Agreement Option B)   Enquire  Enquire   Enquire
Total Option A   Enquire  Enquire   Enquire
Total Option B   Enquire  Enquire   Enquire

 

Additional Information

  • Estimated Wet/Dry Split: 57%/43%
  • Business Rates**** Payable: £28,665 pa
  • Available From: Jan 2026
  • Closing Date for Applications: 31/12/2025

E&OE

  • Last 3 year Volume
  • Beer & Cider - HL
  • Wines - Litres
  • Spirits - Litres
  • Soft Drinks - Litres
  • Current Year
  • 406 (HL)
  • 3820
  • 492
  • 5225
  • Last Year
  • 380 (HL)
  • 3467
  • 467
  • 5084
  • 2 Years Previous
  • 375 (HL)
  • 3822
  • 570
  • 5500

Trade
Asset 2

Currently the Goffs Manor is trading under Hall & Woodhouse’s Managed House division. Average sales are circa £22k per week. Due to the large garden the summer months are its peak operating period.

 

 


“This unique business requires an experienced operator with a proven track record in both food and wet-led trade. You will understand how to balance a busy bar with quality dining, keep standards consistently high and spot opportunities to grow sales. The successful applicant(s) will need to be natural leaders with the ability to motivate, inspire and connect with people.

Goffs Manor has deep roots in its community while also attracting destination trade, so you will need to be equally adept at building and maintaining both to  unlock the pub’s full potential ”

Peter Hurdle

Business Development Partner

British Institute of Innkeeping:  https://www.bii.org/

British Beer and Pub Association:  https://beerandpub.com/

Pre-Entry Awareness Training (PEAT):  https://www.bii.org/BII/Industry-Advice/PEAT.aspx

Personal Licence:  https://www.gov.uk/government/publications/personal-licence-application–2

Misrepresentation

*Fair Maintainable Trade (FMT):

FMT is the level of turnover and profit that we believe that the business is capable of delivering if being operated competently. The FMT is usually calculated by the Business Development Partner for the pub to rent, who will produce a shadow profit and loss account for the business which supports the rent. A copy of the shadow profit and loss account will be provided during the recruitment process.

Code of Practice:

Please see our Code of Practice for more information on FMT and rent. The Fair Maintainable Trade is not a guarantee of levels of trade or profit that will be made from the business – we strongly recommend you seek appropriate independent legal and business advice as part of your Business Plan.

**The Full Investment Breakdown:

The Full Investment Breakdown for each public house is higher than the minimum investment we will accept. This is because potential Business Partners with the minimum investment available can still be accepted as we are able to offer them financial support for the rest of the monies.

***Working Capital:

The working capital incorporates the purchase of stock, glassware, loose catering effects and valuer fees – please note the number quoted on this website are based on estimates. The exact costs will be determined on the day you take on the public house by independent valuers and stock takers. Please see our Code of Practice for more information about investment.

****Business Rates Payable:

This figure reflects the current multipliers for 2025/2026 and the 40% hospitality relief, effective until 31/03/2026.

Asset 2

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