Berwick upon TWeed

The Cobbled Yard Hotel, Walkergate, Berwick upon Tweed

Offers in the region of  £230,000

Quick Summary

Price £230,000
City Berwick upon TWeed
Size (Acres)
Beds 5
Bathroom 5
Parking Spaces



Berwick Office
01289 304432

A conveniently located and easily accessible hotel situated within the historic, walled town of Berwick upon Tweed.
A reputable and successful going concern business established in 1985.
5 ensuite letting bedrooms.
44 cover restaurant and licensed bar.

Gross Internal Area of: 321.08 sqm (3456.07 sqft) approx.

The property is located in the historic town of Berwick upon Tweed, which has a population of around 14,000 and a further catchment area of 42,000. As England’s most northerly town it is situated approximately equidistant between Edinburgh (north) and Newcastle upon Tyne (south). The town is served by the A1 trunk road and the mainline East Coast Railway network providing regular access to Edinburgh and Newcastle upon Tyne (approximately 45 minutes) and London (approximately 3½ hours).

Although not a large town, Berwick is regarded as the principal market town serving North Northumberland and the East Borders, offering a full range of retail, leisure and banking services. In addition, Berwick benefits from an excellent and significant tourist trade particularly in the summer months.

The property occupies a good edge of town centre location on Walkergate which runs east to west. To the east end of Walkergate is Chapel Street, a large public carpark, the interesting and historically important Berwick Barracks and the famous Elizabethan Walls and fortifications beyond. To the west end of Walkergate is Marygate, the town’s principal trading street which offers a range of local, regional and national retailers.

Walkergate and surrounding area has been subject to good levels of investment in recent years which has seen the refurbishment of the new Library building which now houses a number of local authority services including the Tourist Information Centre, the construction of the Berwick Workspace, the redevelopment of a former supermarket into high specification offices and the imminent construction of a coach park on Chapel Street, some 100yards south of the property.

Surrounded by wonderful rolling countryside and a spectacular coastline, the hotel is superbly situated to provide an ideal base for those looking to explore not only Berwick but also the surrounding areas. The A1 trunk road runs past Berwick, providing easy road access to the north and south while Berwick Rail Station, which is within 0.5m of the hotel, provides access to the main east coast rail line.

The Business 
The Cobbled Yard Hotel has and continues to be a very successful business having developed a good reputation as a comfortable and friendly hotel during the last 31 years of trading.

The business continues to be profitable while offering potential purchasers scope for future business expansion. Currently the hotel is operating on reduced opening hours, being fully closed on Monday’s and closed for a short time each afternoon.

A summary of the last three years trading accounts are available to genuinely interested parties subject to signature of a confidentiality agreement.

The Property
The accommodation comprises:

Ground Floor

  • Reception Area
  • Dining Room
  • Bar
  • Kitchen & Utility Room

First Floor

  • 5 ensuite letting bedrooms
  • Office
  • Laundry


  • Traditional beer cellar

The property is largely of mass sandstone masonry construction under an interesting pitched, slate clad roof with quarter domed corner. A number of original features, both internal and external, remain such as timber, etch glazed windows, cornicing and some fireplaces.

To the east side of the property is a modest courtyard with space enough for 5 cars.

All mains services including water, gas, electricity and sewage are connected.

No warranties are provided as to the capacity or suitability of these services and interested parties are advised to rely upon their own enquiries.

Use Classification
We understand the property currently has the benefit of C1 (Hotels) use classification as defined in the Town and Country Planning (Use Classes) (Amendment) (England) Order 2015.

Rateable Value
The property is entered on the Valuation Roll as:
The Cobbled Yard Hotel and Premises
Rateable Value £11,500
Current business Rate Multipliers:
2016-2017 Standard 49.70p
Small Business 48.40p

Statutory Designations
We understand the property lies within the Berwick upon Tweed Conservation Area.

Rights, Easements & Outgoings
The property is sold subject to and with the benefit of all rights of ways, whether public or private, and any existing or proposed wayleaves, easements, servitude rights, restrictions and burdens of whatever kind, whether referred to in these particulars or not.

An Energy Performance Certificate has been produced for the property which rates the property at Level D.

A full copy of the EPC is available to download from the Edwin Thompson website.


Equipment & Trading Stock
In the event that the business is sold as a going concern the Purchaser will be given the opportunity to purchase all equipment and trading stock at valuation.

The hotel currently employs a Barman, a Cook, 2 Chambermaids and a Cleaner. It is understood that the Transfer of Undertakings (Protection of Employment) Regulations 1981, “TUPE”, will apply.

Method of Sale
The freehold property is offered for sale as a whole by private treaty either as a going concern or with vacant possession.

The vendor will also consider any proposals for a long term lease of the property at an initial rent in the region of £25,000 per annum exclusive. The property would be available by way of a full repairing and insuring lease on flexible terms which are to be negotiated between landlord and tenant.

A closing date for offers may be fixed and all interested parties are advised to register their interest with the Selling Agents. Please note that only interested parties will be informed of a closing date. The Vendor Seller reserves the right to sell privately and shall not be bound to accept the highest or indeed any offer.

Any Purchaser of the business as a going concern must be VAT registered.

Strictly by appointment with the Selling Agents using reference BM4928.
Edwin Thompson Chartered Surveyors
Tel: 01289 30443
Fax: 01289 302027
Email: [email protected]

A conveniently located and easily accessible hotel situated within the historic, walled town of Berwick upon Tweed.
A reputable and successful going concern business established in 1985.
5 ensuite letting bedrooms.
44 cover restaurant and licensed bar.

Name (required)

Email (required)

Telephone (required)

Your Message