Swan, Ipswich

Leasehold for Sale

Rent: New 'Nil Premium' Lease - Rental Offers Invited (plus VAT)

Leasehold: Upon enquiry

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New nil premium, 'free of tie' lease available for Ipswich town centre pub renowned for live music

Key Points

  • 2,064 sq ft Gross External Area - (192 sq m)
  • New 'free of tie' lease available at nil premium
  • Renowned music venue which has hosted Ed Sheeran and Mumford & Sons
  • Spacious trade areas with large bar servery
  • Commercial trade kitchen with extraction
  • Gated courtyard with picnic tables for further c. 44 covers
  • EPC rating: D (88)


Ipswich, the county town of Suffolk, is situated on the River Orwell around 75 miles north-east of London at the junction of the A12 and A14 trunk roads and has a population of around 133,000. The road communications are supplemented by rail links to London and East Anglia whilst the busy port facilities at both Felixstowe and Harwich are close by. The Swan occupies a convenient location in the town centre on Kings Street, opposite the Corn Exchange, Little Waitrose and a stones' throw from the market.


The Swan is a predominantly arranged over two storeys and could date back as far as the 15th century.

On the ground floor, there are two spacious open-plan trade areas which have characterful exposed beams and are catered for from a sizeable, central bar servery.  Male and female toilets are located to the rear.  The back of house includes a trade kitchen with commercial extraction and strorage/boiler room.  An external staircase leads to the generous basement cellar, which provides ample storage space.

On the first floor, there is private accommodation comprising three bedrooms, living room, kitchen, office and bathroom.  A staircase off the landing leads to a substanial attic storage space.

Outside, there is a south-facing trade courtyard which benefits from vehicular access and has picnic tables providing approximately 44 covers.  There is a gated external store to the rear.


The area of the site is 335m² and the ground floor footprint of the public house extends to 192m² (2,064ft²).

Measurements are taken from digital mapping and are approximate.


We are advised the premises is Grade II Listed and situated within a Conservation Area. 

The local authority is Ipswich Borough Council- https://www.ipswich.gov.uk/

Premises Licence

The property benefits from a full premises licence which notably permits the premises to be open until 1am on Friday and Saturday.


Offers are invited for a new FRI 'free of tie' lease for a minimum of 10 years.  Rent will be subject to RPI increases annually and a 5 year review to open market value.  The new agreement will be within the provisions of the Landlord & Tenant Act (1954).  

There is no premium payable for the benefit of the new lease.  Incentives will be made available by the landlord to assist with fitting out and refurbishment. 

We understand the rent payable will attract VAT.

Rates & Charges

Business Rates
£16,905.00 per annum (based on a Rateable Value of £34,500)
Council Tax
£1386.77 per annum (Band B)

King Street