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Swan Downham Market

29, High Street, Downham Market, PE38 9HF

Pub Code: 2303046101

Key Features

  • Live Sports Entertainment
  • Letting Rooms
  • Outdoor Trading
  • Car Park

Est Min Ingoing Costs: £8,482

Annual Rent: £18,807

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More Information

Passionate and Innovative Community Operator Wanted; ideally with hotel experience.

The Swan sits on the high street in the busy market town of Downham Market. Surrounded by local shops, businesses, and residential housing it hosts a mixture of demographics. The site is steeped in history and is said to have played host to some royal guests. King John stayed at a hostelry which stood on the site in 1216 and it was a place of refuge for Charles I in 1646 when he was trying to evade capture from Parliamentary forces.

Traditionally this is a wet-led venue popular for its lager and spirits. Trade for the Swan is historically driven by a mixture of live sports as well as the pool table and darts and with the right operator there is a real opportunity to make this the place to go in Downham Market by creating a warm, inviting ambience. With a strong focus on the locals, the next operator needs to have a passion for service and ability to engage with the local community.

Additional income at the Swan is generated from the seven letting rooms making this one of only two town centre hotels. These rooms are reasonably priced and offer comfortable accommodation.

There is a first-floor domestic kitchen which, if converted to commercial, would create the opportunity to offer food. This would also present a potentially compelling B&B offer.

There is also an extensive car park to the rear which presents additional outdoor potential.

Passionate and Innovative Community Operator Wanted

Do you have a creative vision for how you can bring success to The Swan? If so, we want to partner with you! We are looking for someone with a passion for quality, looking to embed themselves in the local community and add their own flair to make the most of this great opportunity.

  • Foundation Tenancy

  • Letting Rooms

  • Live Sports

  • Pub Games

  • Car Park

  • Cask Ale

  • Outdoor Trade

  • Private Accommodation

  • Monthly Billing

  • Weekly Billing

Trading Area & Facilities

Internally the pub is in a decent condition throughout but would benefit from some upgrading. It is a two room set up with a lounge and separate sports area, hosting the pool table and darts board. The pub has been decorated in a traditional fashion with a mix of comfortable seating throughout and the floor is a mixture of carpet and tiling. There are seven letting rooms offering comfortable, affordable accommodation.

Externally there is car parking for approximately 20 cars and some picnic bench style seating but there is the opportunity to develop and grow the outside trading area.

Private Accommodation

Private accommodation consists of three bedrooms, lounge, kitchen and a bathroom, all of which would benefit from redecoration. In line with our Ready to Trade Promise, we will ensure the private accommodation is in good condition, so that you can focus on your business.

Premises Licence Details

Refer to Premises Licence for full details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 -
10:00 -
10:00 -
10:00 -
10:00 -
10:00 -
10:00 -

Annual Rent £
Estimated Tenants Annual Operating Profit £
Representative HEINEKEN UK Brand Discount Per Barrel £
Estimated Annual Turnover £
Estimated Annual Barrelage
* The above figures are provided as a guide only and will be finalised as part of the commercial agreement.
** All figures quoted are exclusive of VAT

Ingoing Costs
Estimated Licensee Fixtures and Fittings Value £
Estimated Fixtures and Fittings Valuation Fee £
Estimated Stock Valuation £
Deposit Amount £
Rent in Advance £
Training Fee £
Estimated Designated Premises Supervisor / Manager Fee £
Premises Licence Fee £
Rates Assessment Fee £
Estimated Legal Fees £
Estimated Total Ingoing Costs £
Estimated Minimum Ingoing Costs £
In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs are not included in the rent model or ongoing costs below.
Note that on FRI Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased.

A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors.
Other SP&B Ongoing Charges
Estimated Annual Building Insurance £
Estimated Annual Maintenance Compliance Charge £
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
Estimated Annual Repairs Fund £
The above figures are provided as a guide only and will be finalised as part of the commercial agreement
* All figures quoted are exclusive of VAT
** Deposit build up will be payable over a maximum of 24 months
*** Fixtures and Fittings annual rental fee should be estimated at 15% of the F&F value. The actual F&F value will be determined on the day of entry
**** Maintenance Compliance Charge relates to the fees for various statutory inspections
***** Estimated Legal Fees is a charge applied to your account by SP&B for creation of your Lease. You are required to engage and pay for your own solicitor - your solicitor's fees are not included in the above estimate

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