Ablewell Street, WS1 2EU

TO LET — THE WATERING TROUGH

Substantial Character Public House with Extensive Owner’s Accommodation, Three-Tier Beer Garden and Excellent Business Potential.

The Watering Trough presents a unique opportunity to lease an impressive and well-established public house occupying a prominent position on Ablewell Street, one of the principal routes into Walsall Town Centre. This attractive double-fronted period property offers approximately 5,000 sq ft (Gross Internal Area) of accommodation arranged over three floors together with substantial owner’s accommodation, a large commercial cellar and an exceptional three-tier beer garden.

Offering enormous flexibility, the property would suit a wide variety of hospitality operators including publicans, restaurateurs, leisure operators, sports bar concepts, entertainment venues and community-led businesses. Properties combining this level of character, generous accommodation and town centre accessibility rarely become available.

Distinctive Period Frontage

Occupying an imposing position along Ablewell Street, the property enjoys an attractive double-fronted façade with traditional brick elevations beneath decorative Tudor-style black and white timber framing to the upper floors. The impressive central gable, symmetrical design and original leaded-style windows combine to create an instantly recognisable public house with excellent kerb appeal. A prominent central entrance beneath the well-positioned “The Watering Trough” signage provides outstanding visibility and branding opportunities.

Ground Floor Accommodation — approximately 2,600 sq ft Gross

The ground floor provides spacious, well-balanced trading accommodation with multiple customer areas. Accommodation briefly comprises: welcoming entrance; two attractive front bar areas; comfortable customer seating; spacious open-plan lounge; flexible dining or entertainment space; ladies’ and gentlemen’s washroom facilities; commercial kitchen/preparation area; rear access to the beer garden; and access to the cellar. The layout naturally accommodates wet sales, dining, live entertainment, private functions and sporting events.

Three-Tier Beer Garden

A particular highlight of the property is the substantial enclosed beer garden located to the rear. Arranged across three ascending levels, this attractive outside space offers a unique trading environment capable of accommodating large numbers of customers whilst creating several distinct seating areas — ideal for summer BBQs, beer festivals, family gatherings, private parties, outdoor dining, live music and sporting event screenings (subject to licence).

Commercial Kitchen

The property benefits from a dedicated commercial kitchen positioned conveniently adjacent to the trading areas, providing excellent scope for traditional pub meals, Sunday lunches, gastro pub operation, café menu, event catering and takeaway service (subject to consent).

Cellar

Located beneath the property is a generous cellar providing beer storage, cooling equipment, ancillary storage and delivery access. Beer cooling equipment is installed but may require commissioning prior to operation.

Owner’s Accommodation

First Floor (approx. 1,300 sq ft Gross) — large lounge, kitchen, office and an exceptionally spacious principal bedroom.

Second Floor (approx. 1,100 sq ft Gross) — three further generously proportioned bedrooms and a family bathroom. The property benefits from gas central heating throughout the residential accommodation.

Floor Areas

Ground Floor 2,600 sq ft · First Floor 1,300 sq ft · Second Floor 1,100 sq ft · Total approx. 5,000 sq ft.

Location & Transport

The Watering Trough occupies a highly visible position on Ablewell Street, within easy walking distance of Walsall Town Centre, with an established mix of residential neighbourhoods, retail premises, professional services and commercial businesses nearby. Road links include M6 Junctions 7, 9 and 10, the A34 and the Black Country Route (Birmingham approx. 9 miles, Wolverhampton approx. 7 miles). Public transport includes Walsall Railway Station, Walsall Bus Station and frequent local bus services.

Lease Terms

The property is available by way of a new Full Repairing and Insuring (FRI) Lease. Rent: £40,000 per annum. Minimum Lease Term: 5 years. Deposit: equivalent to three months’ rent. The tenant will be responsible for all repairs, maintenance and insurance obligations in accordance with the lease.

Viewing strictly by appointment only. These particulars are intended as a general guide only and do not constitute any part of an offer or contract.