Run A Hall & Woodhouse Pub (Tenancy) - The Silent Woman

This Business Partnership opportunity is available immediately!

The Silent Woman is a character property situated in the midst of Wareham Forest, an area popular with locals, diners and holidaymakers. It is well sited with strong kerb-side appeal and benefits from an attractive patio to the front and great garden areas which can be exploited further. The pub is well presented but dated so we are looking to work with with an operator to invest into the business to maximise trade and open up new income streams.

The Silent Woman sits in the middle of the picturesque and busy Wareham forest, close to several large tourist caravan/camping sites and within a 15 minute drive of the thriving South Dorset town of Wareham. Poole and all of its seaside amenities are also only a short drive. Consequently the customer base is wide and varied with the pub attracting campers, walkers, day trippers as well as being a destination dining venue for the nearby populations. Due to its rural location transport by car is undoubtedly the most popular way of visiting the pub although during the summer there is significant walking trade from the campsites.

This is a great opportunity. Could this be the pub for you?

The unusual pub name of ‘The Silent Woman’ originates from a local legend that the pub was used as a smugglers haunt with the narrative of a talkative landlady who gave away the smugglers’ secrets in Wareham market place. Fearful of capture by the ever-present Excise Men, the smugglers silenced her by cutting out her tongue hence the unusual name, “The Silent Woman”. During its history the pub has also been called The Angel and features in the Quiet Lady from Thomas Hardy’s novel, The Return of the Native. The pub has a prominent A road location with an attractive patio and landscaped area with multiple areas and seating styles. On entering the pub you’ll notice that the business is in great condition but is undoubtedly traditional in style. The bar area area features an attractive copper bar top and provides an area which is comfortable and suitable for mixed drinking/dining. To the left of the entrance the dining areas are extensive and can be partitioned for functions and weddings or can be equally at home for more regular dining. The toilets, kitchen and cellar are all conveniently located on the ground floor making the pub straightforward for volume trade sessions. To the side of the building provides the route to the gardens with an enclosed area for families but also a extensive grounds which can be utilised for camping and large events.

Key Pub Features

• Fair Maintainable Trade* (FMT) Net Turnover: over £450k per annum
• Established trade with opportunity to drive alternative income streams
• Rent 7.5% of turnover with a base of £30Kpa
• Stunning location on the edge of Wareham Forest
• Extensive grounds and a stunning garden
• Licensed for weddings until 2026
• Adjacent to large campsites

The accommodation is in good order and is currently divided into two areas. The larger area had three double bedrooms and bathroom/wc with the smaller end offering a double & single bedroom with wc. There is no separate kitchen in the accommodation.

Top Line Figures

• Rent: Turnover Rent at 7.5% of FMT, with a minimum base of £30,000
• Minimum Initial Investment: £27,000 plus, VAT
• Fair Maintainable Trade* (FMT) Turnover: £450,000 per annum net
• Annual rent illustration based on FMT: £33,750

Full Investment Breakdown**

• Fixtures & Fittings: Approx. £30,000 (Inventory is an estimate net of VAT. Loan facilities are available for the purchase of fixtures and fittings).

Illustration of Year 1 Ingoings (excludes rent) Net VAT Inc VAT

Deposit £ 7,500 N/A £ 7,500

Training Fee £ 1,000 £ 200 £ 1,200

Change of DPS £ 254 £ 46 £ 300

Digital Asset Fee £ 250 £ 50 £ 300

Working Capital*** £10,000 N/A £10,000

F&F (Outright Purchase Option A) £30,000 £ 6,000 £36,000

F&F (Purchase Agreement Option B) £ 7,500 £ 6,000 £13,500

Total Option A £49,004 £ 6,296 £55,300

Total Option B £26,504 £ 6,296 £32,800

Additional Information

• Estimated Wet/Dry Split: 43%/57%
• Business Rates**** Payable: £5,988 pa
• Available From: August 2025
• Closing date for applications 31/08/25

E&OE

Trade

The key to the Silent Woman is to embrace the potential income streams so that the peak summer months is complemented by a strong all year customer base. To achieve this then an operator is required who can deliver year round premium evening and weekend dining , with a more volume family driven business during the summer and holiday months.

“Given the unique location and available space offered by the Silent Woman, there is considerable potential to develop the business here in many different ways. The pub already has a licence as a wedding venue so the ideal applicant will have an entrepreneurial edge as well as being able to cope with the varied dining demands of the eclectic guest base. A background in a range of catering styles would be a distinct advantage, as would a creative flair for developing alternative income streams such as camping.”

Izzy Hersom

Business Development Partner, South West Region