Pubs On The Market v2.0

Cross Keys Tunbridge Wells

South East

236-238 St. Johns Road, Tunbridge Wells, Kent TN4 9XD, UK

The Cross Keys is a community tavern situated on the busy A26 main road just north of Tunbridge Wells adjacent to the large community sports and leisure centre. It is an imposing and attractive building with pitch tiled roof and white washed walls featuring some great assets such as parking, large garden featuring a children's climbing frame, outside bar, patio and conservatory. The Cross Keys has a traditional pub atmosphere but benefits from modern, light and airy decoration. The large trading area is split into three distinct zones with 68 covers throughout. The main bar features wooden flooring, a painted wooden bar servery and up to 32 covers across wooden tables and chairs. A raised snug is attached to the main bar and boasts cosy seating for 16 customers whilst the beautiful glass conservatory gives way to stone tile flooring and a further 20 covers. The fully equipped trade kitchen supports a good food offer but there is potential to develop the food and drink offer to attract further trade. Additionally, there is potential to host small gatherings and entertainment nights, particularly in partnership with local societies and groups. The pub has massive kerb appeal with a beautiful main road frontage, hanging baskets and picket fenced garden. The large beer garden features a children’s climbing frame, small patio and plentiful picnic bench seating. A small lean-to shelter provides a convenient smoking solution and there is a car park with 10 spaces, allowing for destination diners and passing trade. There is a good-sized private quarter recently decorated and in good order with three bedrooms, a lounge and kitchen. 

The stated ingoing figures are correct at point of advertising. Please be aware there may be additional costs.


Everything about the Pub

Royal Tunbridge Wells is a large affluent town in western Kent, about 40 miles south-east of central London. The town is close to the border of the county of East Sussex and at the northern edge of High Weald. The Cross Keys is located on a busy main road just north of Tunbridge Wells, surrounded by chimney pots where the demographic profile is predominantly affluent mid-market. The pub also benefits from the adjacent community sports and leisure centre.

Private Accomodation

Good sized private quarters recently decorated and in good order.

Agreement Fee: £0.00

Cash Float: £500.00

Fixtures & Fittings: £25,000.00

Forecast Turnover: £449,148.67

Full Deposit: £10,000.00

Full Tie Release: £0.00

Guide Rent: £40,000.00

Initial Deposit: £0.00

Repair Fund: £1,500.00

Stock & Glassware: £5,000.00

Working Capital: £30,500.00

Year 1 Rent: £0.00

Forecast Dry Turnover: £115,595.52

Forecast Other Turnover: £6,211.63

Forecast Wet Turnover: £327,341.52

Additional Info

Ingoing Cost: £30,500.00
Annual Cost: £40,000.00

Agreement Type: Retail Partnership Tenancy

The Cross Keys is well positioned to offer a quality mixed food and drink menu, perhaps with a theme to provide an attractive and convincing USP. The pub currently attracts locals but has the potential to attract diners from further afield. The local towns of Tunbridge Wells and Tonbridge both have a number of bars and casual dining venues, therefore the ideal candidate will be an experienced publican with a winning retail concept to compete with the competition and bring in customers time and time again.


Contact The Love Your Pub Team:

Contact number: 01329 227488

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The Love Your Pub Group gives notice that the contents of these particulars are believed to be correct but are given without responsibility and intending purchasers or lessees should satisfy themselves by inspection or otherwise to their correctness. These particulars do not form any part of any offer or contract and no person in the employment of the company has any authority to make or give representation of warranty to this property.