Fat Fox

13 Shirburn Street

Description and Trading Style

The Fat Fox is a central pub in a large village, appealing to a wide selection of local residents. The pub has the added benefit of 9 en suite letting bedrooms. There is a strong bar trade and mid range food offer currently. Quiz and live music nights.

Location and Local Amenities

Being 2 miles from the M40 junction 6, 10 miles from Henley on Thames, and in the centre of the large village of Watlington on the B4009, The Fat Fox is ideally positioned for maximum visibility and access from several key routes.


Trade: 1 bar with 3 areas plus dining area/function room on ground floor with 2 real fires (approx. 75 covers). Kitchen, store rooms incl walk in fridge, wash up room, cellar, WC's + disabled, large car park and patio/garden (30 covers). 9 letting rooms separate block; 2 double std, 3 double superior and 4 twin.
Private: 1 office/bedroom, 2 dbl bedrooms, sitting room, bathroom and shared kitchen. Separate 1 bed flat included sharing the kitchen, bathroom.

Current and Future Markets

The Fat Fox has been run successfully for many years by the current landlord. We seek operators to further develop this business particularly the occupancy of the letting rooms.


We are looking for experienced all round operators, with a vision to further develop the trade at the Fat Fox. Applicants must have or be able to apply for a personal licence.

Estimated Ingoings

Circa £20,000 deposit to include a security deposit (3 months of base rent), rent, service charge and insurance advance, stock, glassware and loose goods and training contribution. Fixtures & fittings are £23,500 Excl Vat and working capital is circa £6,500.

Estimated Turnover

You will need to estimate the turnover you expect from the pub. The current barrelage is given to assist you with calculations, but you need to estimate the food sales.

Guide Rent

£52,000 per annum is payable fortnightly in advance by direct debit. Retail Price Indexation applies to rents.


Five year tenancy agreements with an additional service charge that covers property insurance, servicing of heating and cellar cooling equipment etc. There is a full wet tie unless agreed otherwise.

Rateable value

Draft 2017 figure £36,000. Please contact the local authority to find out actual rates payable.

Licenses & Permits

Sale of alcohol by retail for consumption on and off the premises, late night refreshment & live music.

Permitted hours

Sun - Thurs: 11.30am-12 Midnight. Fri & Sat: 11.30am - 01.00am,

Trade Volumes




2020 covid

2021 covid

To 18.5.22

Draught Beer and Cider (36 Gallon units) 157.59 153.98 172.60 90.22 86.82 11.34
Packaged (litres) 293.04 333.96 433.00 154.44 79.20 7.92
Minerals (10 litres) 276.45 264.40 261.48 133.24 181.15 34.04
Spirits (litres) 246.50 430.90 344.40 114.80 114.20 14.00
Wines (litres) 3,203.09 2,483.53 2,692.50 1,110.00 943.05 132.75