Pub/bar for sale in Muddiford, Barnstaple EX31

£25,000 (£25,000/sq. ft)
Pub/bar for sale 1 sq. ft*
Interested in this property? Call +44 1392 976635 * or Request Details

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Property features

  • Impressive & Well regarded Character Freehouse
  • Set In Around 2 Acres In Desirable Devon Village
  • Bar Area (24+), Restaurant (46+), Beer Garden (80+)
  • Family Sized 5/6 Double Bedroom Owner's Accomm
  • Impressive Levels Of Trade & Tremendous Potential
  • Free of Tie Leasehold

Property description

The property

The Muddiford Inn is a well-regarded free of tie character detached village inn with origins reputedly dating back to the 16th century. This attractive and deceptively spacious quality country inn is set in around 2 acres and has been sympathetically refurbished by our clients in the last 5 years, whilst retaining the original charm and character with features such as heavily beamed ceilings and an oak fireplace with woodburner. The property occupies a substantial site and benefits from a self-advertising and prominent landmark trading position. This well-appointed freehouse briefly comprises: - character Main Bar Area (14+), Character Lounge Bar (10+), Character Restaurant (46+), Commercial Catering Kitchen with Ancillary Facilities, extensive Family Sized 5 Double Bedroom (1 Ensuite) Owner's Accommodation with large Sitting Room, Office/Bedroom 6, Kitchen, 2 Bathrooms, additional disused Kitchen and a Staff Changing Room. The size and the layout of the private accommodation makes it suitable for two families or it could be reconfigured to create letting accommodation, subject to the necessary consents. Externally, the pub benefits from a large Customer Car Park with space for 40+ vehicles, a Patio Trade Terrace providing alfresco seating for 30+ customers, extensive brookside Gardens to the rear are mainly laid to lawn with a further alfresco Beer Garden Area seating 50 customers, a Children's Play Area, purpose build Outside Bar, various useful Outbuildings and Owner's Private Garden Area's. An internal inspection is recommended in order to fully appreciate all that this deceptively spacious quality village freehouse has to offer.


The Muddiford Inn is situated in the heart of the popular village of Muddiford, astride the B3230 Barnstaple to Ilfracombe road. There is easy access to the regional centre of Barnstaple, about 4 miles away, which offers an excellent range of amenities and leisure pursuits and the inn is also within easy reach of the North Devon District Hospital, around 5 minutes' drive, from which trade is derived. To the north is the beautiful Exmoor National Park, which is renowned for its undulating moorland scenery, dissected by rivers and streams, running down through deep wooded valleys, to the spectacular north Devon coastline. The stunning north Devon coastline is also easily accessible, with the world renowned surfing and sandy beaches at Croyde and Woolacombe, both within 10 miles. Consequently, the area is popular with tourists and day trippers, visiting the area throughout the year. At Barnstaple there is access to the A361, North Devon link road which connects to, in a further 45 minutes or so, junction 27 of the M5 motorway where Tiverton Parkway also offers a mainline rail link to London Paddington in just over two hours.

Internal details

Main customer entrance doors to the front leading from the patio trade terrace area into Main Bar an attractive character room with solid oak flooring, painted heavily beamed ceilings, part wood panelled walls, wall mounted large screen colour television, pool table area, darts oche area, part exposed stone walls, feature lighting, feature fireplace with inset wood burning stove, range of freestanding wooden tables, chairs and window seating comfortably for 14 customers plus adequate standing room. Timber fronted and solid timber topped Bar Servery with associated back bar fittings and extensive display shelving, two double glass fronted bottle fridges, single glass fronted bottle fridge. Ladies, Gents and Disabled WC. Bottle Store. Beer Cellar temperature controlled on the ground floor. Lounge Bar another character room with painted ceiling beams, feature fireplace (disused), wood laminate flooring and a range of free standing tables and chairs comfortably sitting 10 customers plus adequate standing room. Bar Servery with two undercounter fridges, glass washer and stainless steel sink unit. Restaurant an attractive character room with carpeted flooring, heavily beamed ceilings, part wood panelled walls, feature lighting, feature brick fireplace (disused) a range of freestanding wooden tables and upholstered chairs comfortably seating 46+ customers, French doors out to the beer garden. Commercial Catering Kitchen with Altro flooring and part stainless steel and part wipe clean clad walls and being fitted with a comprehensive range of commercial catering equipment to include:- extractor system with stainless steel canopy over and gas interlock system, six burner gas range, chargrill, Bonnet combi oven, twin floor standing deep fat dryer, two microwave ovens, two 3 door undercounter fridges, undercounter freezer, stainless steel workbenches, wall shelving, warming cabinet with serving gantry over and warming lamps, stainless steel hand basin, and four door undercounter commercial fridge unit. Wash Up Area with Altro flooring, part wipe clean clad and part tiled walls with upright commercial freezer, two upright commercial fridges, three door undercounter commercial fridge unit, walled shelving, commercial dishwasher and deep bowl stainless steel sink unit. Staff Room on the first floor.

Please note: The fittings, equipment and services listed have not been tested by the agents, although we are informed that all items are in working order.

Private accommodation

Situated on the first floor is the extremely spacious family sized owner's accommodation which could be easily reconfigured to accommodate two families or to provide letting accommodation, subject to the necessary consents. The self-contained accommodation briefly comprises: - a large Sitting Room with dual aspect to the front and side, Kitchen with a range of base and wall mounted kitchen units and complementary work surfaces. Additional Former Kitchen. Bedroom 1 a double bedroom with aspect to the front and Ensuite Shower Room. Bedroom 2 a double bedroom with aspect to the front. Bedroom 3 a double bedroom with aspect to the front. Bedroom 4 a double bedroom with aspect to the front. Family Bathroom with a modern white suite and a shower over bath. Bedroom 5 a good sized double bedroom with aspect to the rear. Office/Bedroom 6 potential double bedroom with aspect to the rear. Family Bathroom with modern white suite and shower over bath.

External details

The Muddiford Inn is set within grounds of around 2 acres occupying a prominent landmark roadside trading position. The substantial plot incorporates a Large Customer Car Park to the front of the property with space for 40+ vehicles and Various Useful Wooden Sheds. Directly to the front of the property is an enclosed Patio Trade Terrace with Smoking Shelter providing alfresco seating for 30+ customers. To the rear of the property is an extensive brookside Garden which is predominately laid to lawn with Beer Garden providing alfresco seating for 50+ customers, Children's Play Area, Poly Tunnel and purpose equipped Outdoor Bar. The extensive gardens also incorporate Owner's Private Garden Area's and are a real feature of this property.

The business

The Muddiford Inn is a traditional country village pub and restaurant which serves the local village community, as well as the surrounding villages and towns and attracts tourists and passing trade year round. An extremely popular and well-regarded business, the pub has been completely refurbished by our clients during their 5 years of ownership and today boasts an excellent reputation, with impressive levels of year-round repeat trade. Well presented throughout, the pub has received a Certificate of Excellence from TripAdvisor as well as a 5 Star Food Hygiene Rating. The business is also featured in The Good Pub Guide. The Muddiford Inn also benefits from one pool team and three skittles teams, with a demountable skittle alley placed in the main bar. It also has a popular venue for parties and as a venue and meeting place for various clubs and societies. The location close to Barnstaple and the North Devon District Hospital also means that the freehouse is a popular lunch time venue. The inn is also home to the popular Muddifest. This well presented business benefits from impressive year round trade levels. With an enviable reputation and excellent levels of repeat trade, the Muddiford Inn attracts customers from a wide catchment area, however almost no advertising, marketing or promotion is undertaken by our clients other than their own website and a popular Facebook page. The sale of The Muddiford Inn represents an excellent opportunity to purchase a well-regarded country village freehouse set in extensive grounds with spacious and flexible family sized owner's accommodation and is undoubtedly a very special place to live and work and a formal viewing is essential, in order to fully appreciate all that this excellent business and opportunity has to offer.

Trading information

Management accounts for the year ending 30th September 2019 show sales of £286,203 excluding VAT. The trade split was 57% wet sales and 43% food sales. Full detailed trading information can be made available to interested parties following a formal viewing appointment.


The Muddiford Inn is an impressive business which has shown strong levels of trade during our clients 5 years of ownership, but which still has further potential. Due to unforeseen personal circumstances, the pub is offered for sale and undoubtedly there are opportunities for new hands on owner operators to stamp their mark on the business with opportunities to develop the food trade and offer an all-day menu, for which demand exists, particularly during the busy summer months and to build upon the solid levels of trade achieved. Subject to the necessary consents, there are opportunities to reconfigure the owner's accommodation to create letting accommodation, if so desired.




For up to date Business Rates and Council Tax information relating to this property, we refer you to The Valuation Office website


All mains services with the exception of mains gas are connected to the property. Lpg is used for cooking, central heating and hot water.

Price & tenure

£25,000 plus VAT for the valuable free of tie leasehold interest as a going concern business and full trade inventory. Wet and dry stocks to be additional at valuation. Vacant possession upon completion.

The business is being offered by way of a new 10 year free of tie, full repairing and insuring lease, at a rent of £28,000 plus VAT per annum. Full detailed terms to be agreed and further information available upon request.


Strictly by appointment with the vendors Sole Selling Agents.Tel: Email:
You are recommended to contact us before visiting the property even for an informal viewing. We can then confirm whether or not it is still available.


An early discussion about finance can often save time and disappointment. If you would like independent specialist advice on funding this property or any other purchase, we recommend you contact us for a list of our approved brokers.

Property info

* Sizes listed are approximate. Please contact the agent to confirm actual size.

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For more information about this property, please contact
Stonesmith, EX5 on +44 1392 976635 * (local rate)

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Property descriptions and related information displayed on this page, with the exclusion of Running Costs data, are marketing materials provided by Stonesmith, and do not constitute property particulars. Please contact Stonesmith for full details and further information. The Running Costs data displayed on this page are provided by PrimeLocation to give an indication of potential running costs based on various data sources. PrimeLocation does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions, related information or Running Costs data provided here.

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