Woodman Inn, Main Street, Burneston, Bedale, North Yorkshire

Public House For Sale

4,047 ft²

Freehold ORIO £495,000

Key Features

Beautifully refurbished public house
Total size of 376m² (4,047ft²)
Exceptionally presented throughout
EPC Rating D83
Six stunning en-suite letting rooms
Excellent trade from three income streams
Bus stops located 3 miles away
9.6 miles from Northallerton Train Station
4.5 miles from A1 (M)
6.7 miles from A61

Property Description


Burneston is a lovely, sought after village in the Hambleton district of North Yorkshire. According to the 2001 Census it had a population of 244, increasing to 311 at the 2011 Census. The peaceful and attractive village is very close to the A1(M), is about 4 miles (6 km) south-east of Bedale, around 10 miles north east of Thirsk, with Ripon 11 miles to the south.

The Woodman overlooks the main road (B6285), through the village of Burneston, with a small car park at the front of the property and more parking spaces at the rear, accessed by the side road on the left hand elevation.


A substantial semi-detached property, which is traditionally built over mostly two storey’s with single storey extensions under multi-pitched and flat roofing that has been completely upgraded and re-modelled over the past year or so. 

The trading areas are well presented throughout the ground floor. From the front entrance access is granted into a modern bar, with a log burning stove to the left hand wall, and a very attractive light wood bar servery which is to the middle of the rear wall, straight ahead. 

To the left side of the bar servery is a passageway leading to the entrance off the rear car park and off which are newly built Ladies, Gents and disabled toilet facilities. To the other side of the servery, access is given to the catering kitchen and the ground floor cellarage facilities.

The kitchen is in two distinct sections; one being the main cooking area, the other for wash-up and prep. Throughout the kitchen, the facilities are professional and very well equipped. The cellar has the usual chilling and dispense equipment and has good head height. Deliveries for both the cellar and kitchen are from the rear.

To the right of the bar, past the Butlers area, is the excellent restaurant, which can seat around 50 people in an ‘L’ shaped room and which oozes charm and character.

The mid-section of the property is single storey and under pitched red pantile roofing. This houses four en-suite bedrooms, including a newly re-developed disabled letting room. All of these letting rooms are really high quality, beautifully decorated and have excellent facilities.

Close to the catering kitchen, stairs lead up to the upper floor. At the top of the stairs, on the right, a lockable door gives access into an en-suite double bedroom, which is used by staff. On the left is a galley style kitchen leading into the owners flat which briefly comprises, two bedrooms, bathroom and lounge. All rooms have been redecorated to a very good standard throughout.

Car parking for three at the front with extra parking at the rear for another 15. Off the rear car park are two quoits pitches with a detached building behind, which has been converted into two further very attractive en-suite letting rooms.


Ground floor



Our vendors purchased the Woodman Inn in 2015 and have enjoyed re-developing the property into what is now a fine, healthy and profitable enterprise. They have totally changed the way the pub is traded into a professional well run business. New owners will quickly find that this is the epitome of a “turnkey” operation. All they have to do is open the doors and trade. Everything is ready and up to top specification throughout.

Our vendors, a husband and wife team, operate the business with a full-time chef, full-time manageress, part-time chef and five casual staff (mostly students).

The owners have regular stocktakes and accounts are up to date. VAT records are well kept and coincide with the year end, which is the 5th April. In the twelve months year ending 2018, The net of VAT sales were £292,420. The overall Gross Profit was £199,681 (68.28%) and the unadjusted net profit was £80,130. The EBITDA is over £112,000. The business is trading well and is overall, steadily increasing year on year.

In the very near future , the pub is to commence and early bird menu, Monday to Friday 5-7pm (2 course £14.95) and a Sunday Lunch Carvery for £9.95.

Food is served 7 nights per week 5pm—9pm (all day on Saturday and Sunday. Food is served Wednesday, Thursday and Friday lunchtimes; 12noon—2.30pm


Monday & Tuesday                                    5pm – 11pm

Wednesday to Sunday                              12pm – 11pm


All mains services are available, except for Mains Gas. Tanked Propane Gas is used for heating and cooking. A substantial Log burner is in the bar area. Letting bedrooms have electric wall mounted heating units. An 8-camera CCTV system is fitted.


Public House and Premises £5,300      

We are advised that the rateable value of the premises as at 1 April 2017 is £5,300 however, interested parties should confirm the current position with the Local Authority.




The subject property is available by way of Freehold with a price of £495,000 (Four Hundred and Ninety Five Thousand Pounds) to include fixtures and fittings and goodwill.


All rents, premiums and purchase prices quoted herein are exclusive of VAT. All offers are to be made to Bradley Hall upon this basis, and where silent, offers will be deemed net of VAT.


Each party is to bear their own legal costs involved in the transaction.


In accordance with the Anti-Money Laundering Regulations the Purchaser/Tenant will be required to provide two forms of identification and proof of the source of income.


For general enquiries and viewing arrangements please contact David Gibson at Bradley Hall.

Tel:          0191 232 8080        

Email:      david.gibson@bradleyhall.co.uk

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