Tipsy Fox Southwater

The Tipsy Fox isn’t just a pub—it’s the beating heart of Southwater village life. Nestled in a charming 16th-century coaching inn, this beautifully refurbished venue blends rustic character with modern comfort.

The Tipsy Fox isn’t just a pub—it’s the beating heart of Southwater village life. Nestled in a charming 16th-century coaching inn, this beautifully refurbished venue blends rustic character with modern comfort. Think exposed beams, roaring fires in winter and a vibrant beer garden in summer. What sets the Tipsy Fox apart? It’s the family-friendly atmosphere, community-first ethos, and versatile trade mix. From its legendary Sunday carvery to Fizz Fridays, live music, and quiz nights, this is a pub that knows how to bring people together. The trade is a healthy mix of: Key Features • Stunning beer garden with outdoor bar and kitchen—perfect for summer trade • Strong food reputation—especially Sunday roasts and pizzas • Family-friendly facilities—including a play area and kids’ menu • Event-ready layout—ideal for quizzes, live music, and private functions • Historic charm—a 16th-century building with modern refurb • Free off-street parking • Flexible trading space for dining, drinking, and events Business & Financial Information • Estimated ingoings (upfront): £8,750 • Full deposit: £8,750 • Guide rent (weekly): £673 • Guide rent (annual): £35,000 • Forecast turnover (weekly): £512,984 • Forecast turnover (annual): £512,983 Ideal Operator This opportunity would suit an experienced publican or hospitality entrepreneur with a passion for community engagement and quality food. You’ll thrive here if you are: Private Accommodation The Private accomodations consits of Kitchen, toilet, shower room, three bedrooms and lounge. Regional Manager's Thoughts The Tipsy Fox is a hidden gem with huge potential. It already has a loyal following, but there’s so much more to unlock—brunch trade, midweek events, sports screenings, or even seasonal pop-ups in the garden. If I were taking this site on, I’d focus on: This is a high-footfall, high-opportunity site with the tools to deliver strong returns for the right operator. Surrounding Area Southwater is a thriving, well-established village just outside Horsham, surrounded by countryside yet well-connected to London and the South Coast. The pub sits on Worthing Road, a key route through the village, close to Southwater Country Park, schools, and local shops. Footfall is driven by: The area is growing, with new housing developments and a strong sense of community. There’s a real opportunity to tap into local events, partner with schools, and host seasonal celebrations.