Mason’s Arms
41 Lower Odcombe, Odcombe, Yeovil, Somerset, BA22 8TX
Set in the heart of the picturesque ham-stone village of Odcombe, The Masons Arms is a beautifully restored village pub with real character and enormous potential. This is much more than just a pub — Having undergone an exceptional refurbishment, The Masons Arms succeeds in preserving the warmth, charm, and traditional features you’d expect from a classic country inn — beamed ceilings, stone walls, cosy corners — while offering modern comfort and high standards throughout.
Overlooking open fields and embraced by countryside, yet just a short drive from Yeovil’s growing residential population, this is a rare opportunity to operate a destination business that blends rural serenity with commercial potential.
The Masons Arms is a multi-faceted hospitality business with several revenue streams:
• Six en-suite guest rooms – all on the ground floor and recently refurbished to a high standard
• Bespoke Shepherd’s Hut – fully equipped, offering a boutique glamping experience
• Campsite – 15 pitches, 8 with electric hook-ups, plus a large hard-standing area for year-round use
• Traditional pub interiors – with stone walls, beamed ceilings, and characterful dining and bar spaces
• Picturesque beer garden – featuring a covered seating area, perfect for al fresco eating and drinking
This is a business with scale, flexibility, and enormous scope for an entrepreneurial operator to grow. With accommodation, camping, glamping, food, drink, and events all available as income streams, The Masons Arms is well-positioned as a destination for both locals and visitors.
Mason’s Arms Highlights:
- Fair Maintainable Trade* (FMT) Net Turnover: £600k per annum net
- Rent 10.0% of net turnover
- Exceptional, fully equipped commercial kitchen
- Beautifully refurbished pub in a village location
- 6 high quality en-suite letting rooms
- Stunning bespoke Shepherd’s Hut and 15 pitch campsite
- Picturesque garden with a covered al-fresco dining area
- Significant housing expansion in the area
- Two bedroomed flat private accommodation
Private Accommodation:
There is a two bedroom flat above the pub
Odcombe is a small but charming village in South Somerset, best known for its ham-stone cottages and peaceful rural surroundings. The pub overlooks open countryside, yet benefits from its proximity to Yeovil (population c. 50,000), which provides a steady base of local and visiting trade.
The location offers the best of both worlds: a tranquil country setting with immediate access to a strong residential catchment. The pub sits within easy reach of the A3088 and A303, offering strong transport links to Taunton, Exeter, and beyond. A local railway station provides direct connections to London and Exeter, opening access to commuters and visitors alike.
Tourism is another strong driver. South Somerset is a hub for walkers, cyclists, and heritage enthusiasts, with nearby attractions including Montacute House (National Trust), Ham Hill Country Park, Yeovilton Fleet Air Arm Museum, and the broader landscapes of the Somerset Levels and Dorset AONB. Seasonal events, country shows, and festivals in Yeovil and surrounding villages provide additional footfall.
- Rent: 10% of net turnover, with a minimum base rent of £51,000
- Minimum Initial Investment: £32,800 inc, VAT
- Fair Maintainable Trade* (FMT) Turnover: £600,000 per annum net
- Annual rent illustration based on FMT: £60,000
E&OE
Full Investment Breakdown**
- Fixtures & Fittings: Estimated £45k, subject to valuation (Inventory is an estimate net of 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*** |
£10,000 |
|
N/A |
|
£10,000 |
| F&F (Outright Purchase Option A) |
£45,000 |
|
£9,000 |
|
£45,900 |
| F&F (Purchase Agreement Option B) |
£4,500 |
|
£9,000 |
|
£13,500 |
| Total Option A |
£64,004 |
|
£ 9,296 |
|
£73,300 |
| Total Option B |
£23,504 |
|
£ 9,296 |
|
£32,800 |
- Estimated Wet/Dry/Accommodation Split: 31%/46%/23%
- Business Rates**** Payable: £9,072 pa
- Closing Date for Applications: 31/10/2025
- Available From: Immediately
|
Last 3 year Volume
|
Beer & Cider - Barrels
|
Wines - Litres
|
Spirits - Litres
|
Soft Drinks - Litres
|
|
Last 12 Months |
141 |
1340 |
83 |
968 |
|
Previous - 2024 |
142 |
1520 |
99 |
1134 |
|
Previous - 2023 |
160 |
1473 |
102 |
1553 |
|
Previous - 2022 |
132 |
1181 |
117 |
1434 |
The Mason’s Arms enjoys steady trade throughout the year, although there is a clear uplift during the school holidays and key seasonal events.
The busiest trading days are over the weekend, but mid-week lunches are also very popular with senior and local guests. The pub benefits from many guests visiting the nearby National Trust attractions.
Accommodation guests are a mixture of professionals and visitors to the area. The campsite attracts business all year round, particularly families, and can be open throughout the year for camper vans and motor homes due to the large hard standing area and electrical hook ups
Meet the Pub's Business Development Partner.....
“We are looking for an experienced, entrepreneurial operator who can take advantage of The Masons Arms’ unique mix of facilities”
The right partner will:
- Have a proven track record in food-led hospitality, delivering quality and consistency in a welcoming village pub setting.
- Be skilled in managing accommodation and tourism trade, maximising the letting rooms, campsite, and Shepherd’s Hut
- Understand how to balance the pub’s role as a community hub with its positioning as a destination venue for visitors’
- Bring strong marketing and event skills to capitalise on the area’s tourism, local festivals, and outdoor attractions
- Demonstrate strong leadership and operational expertise to manage a multi-income business effectively
“This is an exciting opportunity to run one of South Somerset’s most distinctive pubs. With its blend of traditional charm, modern facilities, and multiple trading streams, The Masons Arms has the potential to be both a thriving business and a true centrepiece of the local community.”
Izzy Hersom,
Business Development Partner
*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.
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