Boot Inn, Witney

About the Property


Currently the Boot is trading as a very high quality food operation, delivering a fantastic dining experience for consumers travelling from as far as Oxford which is located 12 miles away. Pulling visitation from all the various surrounding villages and Witney, the Boot offers a unique dining experience as it holds one of the UK’s largest private celebrity Boot and Shoe collection.


• A two story beautiful Costwold Stone building. Ample car parking and delightful external alfresco dining area.
• The internal trade area has a single bar servery, set in a very traditional environment, oak beams and real fires are a key feature.
• This business offers a very large commercial kitchen area with walk in fridge and freezers, the cellar is also at ground level providing easy access to the main bar.
• The domestic accommodation consists of 5 good sized rooms and a bathroom and loo.


• This business provides a fantastic sustainable platform for a new retail operator to further build on the business success.

• We feel there is scope to develop the revitalise the food offering to maximise cover turnover early in the week.
• The Fair Maintainable trade income for the Boot forecasts a sales level of 41,316pa with a wet/food split of 44/55. Please note these are estimated figures for guidance use only


This opportunity would ideally suit a chef couple who have a proven track record in running a successful destination food business.


A 3 year fixed term or renewable tenancy agreement is offered with a full tie to buy all drinks (beer,wines, spirits, minerals, stouts and ciders) from Charles Wells Ltd. A long term fully insuring andrepairing lease agreement would be considered for a well-funded and experienced applicant.


There is a current premises license in place for alcohol and regulated entertainment, with licensing hours being 11am to 12am Monday to Saturday and 12 noon to 11pm on Sunday. A copy of the license will be made available for applicants to view.


Information about current business rates can be found at We always encourage our licensees to challenge rates by using Gerald Eve, our nominated specialist.


We estimate the Investment required for this pub would be as follows:

Security Deposit in the region of
(paid in advance to Charles Wells Ltd) held to cover credit and rental charges. Returnable at the end of the agreement, or £10,000 if Ltd company


Fixtures and Fittings estimated valuation (paid to the outgoing licensee via the valuer at least 7 days in advance) to purchase e.g. carpets, curtains, tables and chairs, kitchen equipment. The successful applicant must reply upon the valuation provided by their appointed licensed trade valuer in relation to the actual sum to be paid.


Stock and Glassware in the region of
(paid to the outgoing licensee on the day of changeover) to cover the value of opening stock.


Valuers Fees in the region of
(paid to valuer) for valuing fixtures and fittings.


Training Course Fees per person
(payable to Charles Wells Ltd) 5 day CRISP induction course mandatory for all licensees – NB £800 for two people.


Administration Fee in the region of
(payable to Charles Wells Ltd in advance) to cover e.g. premises license changes, solicitors fees and agreement.


Advance Rent in the region of (usually 1 month) 


Minimum Working Capital Required 


Please note that these are estimated figures, given as a guide only, includes fixtures and fittings.



Rent in the region of
(payable monthly in advance)

£35000 pa

Service Charge in the region of
Payable monthly, to include: Cellar cooling service, Buildings insurance, Fire Compliance, Boiler maintenance (tenancies only). NICEIC Electrical Test (tenancies only)

£1820 pa

Accountancy Services in the region of
fees for nominated accountant

£2600 pa

Stocktaking Services in the region of
We recommend all licensees should have six professional stocktakes per annum

£1560 pa

Please note that these are estimated figures, given as a guide only.
Goods and services may be subject to VAT.


If you’re planning to run a pub you’ll need a Personal Licence. If you don’t already have one, you should start making enquiries to take the one day course and exam to get the Award for Personal Licence Holders (APLH). For information on getting a Personal Licence and training courses available, please look at or phone us for the relevant details


You will also need to complete the online BII Pre-Entry Awareness Training (PEAT) course, which has been introduced to help prepare new licensees for taking on their own pub. Applicants will be asked to provide evidence that they have completed the course before they can be offered a pub. Details can be found online on the BII website at


To make an application for this business opportunity, please complete an application form and return it to us as quickly as possible. You can apply online, by post or by calling Philippa Stanbrdige on 01234 244423 or via email at Please fill in as fully as possible and give us a call if you’ve any queries.


When we’ve had a chance to consider your application, you may be invited to attend an initial interview. This will give you and Charles Wells the chance to learn more about each other. You will also have the opportunity to ask any questions you have.


If your initial interview is successful, we’ll ask you to prepare a business plan for the pub for presentation at a 2nd interview. You’ll need to include your ideas for developing the pub’s potential and must also include the source of funding for purchasing the business and any developments that may be needed.


If your application is successful, an offer will be made and confirmed in writing. This will include the legal position or ‘Heads of Terms’ of the appropriate agreement. You’ll be expected to attend our five day retailer induction course (CRISP). This will help prepare you for your new business venture and you’ll meet a number of key Charles Wells staff. If this is your first tenanted or leased pub, we also offer the chance to spend time with one of our experienced retailers in their pub.


Charles Wells provides a high level of business support, some of which will be provided through the Monthly Service Charge.
• AWP Consultancy
• Short term loans for business purposes
• Technical Services
• Accountancy support / stocktaking
• Payroll support
• Training courses
• Wine List Planning
• Licensing
• Facilities and Compliance review
• Central point of contact through customer helpdesk


Charles Wells Ltd gives notice that the contents of these particulars are believed to be correct but are given without responsibility and intending purchasers or lessees should satisfy themselves by inspection or otherwise to their correctness. These particulars do not form any part of any offer or contract and no person in the employment of the company has any authority to make or give representation of warranty to this property.

Other Details 

Business Brochure (Click Me!!!)

Demographic Reports (Click Me!!!)

Location / Area

The Boot Inn is situated just off the busy A40 between Cheltenham and Oxford. Just a short drive the the beautiful town of Witney. Witney is a town on the River Windrush, 12 miles west of Oxford in Oxfordshire. Travelling from Oxford towards Cheltenham on the A40, you will see the Boot highway brown signs directing you right from the main road, you will see the pub on the right in 200 yards.


  • Unique Celebrity Boot Collection
  • Wooden Beams
  • Fire places
  • Outside Decking


  • Family Enviroment
  • Wifi
  • Garden
  • External Alfresco Dining Area
Rent Price£35,000.00 Per Annum
FloorplansDownload Floorplans
Contact Details
NameShaun Matthews
Phone01234 244423
Mobile07973 230798