Swan Hotel Forest Row

The Swan is a quintessential country village pub offering charm, character, and history, with parts of the building dating back to the 17th Century.

The Swan is a quintessential country village pub offering charm, character, and history, with parts of the building dating back to the 17th Century. Situated at the very heart of the village, The Swan is both a community hub for locals and a popular destination for visitors seeking the classic English country pub experience. The pub features a traditional bar, spacious dining areas, a garden and patio perfect for al fresco drinks, plus six boutique ensuite letting rooms. Each room is individually styled to complement the building’s heritage, making The Swan an attractive choice for overnight stays and weekend getaways. For special occasions, the private dining area provides an exclusive space for up to 50 standing or 40 seated guests. From small weddings and christenings to parties, wakes, and private celebrations, it offers huge potential to grow revenue through events and functions. For the right publican, this is a fantastic opportunity to run a pub with rooms in East Sussex that combines heritage with modern hospitality. With its strong reputation for quality food, stylish stays, and a welcoming community atmosphere, The Swan is a standout choice for anyone looking to take on a destination pub business with excellent potential across weddings, events, dining, and accommodation. Key Features • 6 Boutique Letting Rooms – characterful, stylish accommodation for overnight guests and tourists • On-Site Car Park – convenient parking for visitors and residents alike • Charming Beer Garden – perfect for al fresco drinks and dining in the warmer months • Traditional Bar – a cosy spot serving drinks with plenty of character • Private Function Area – versatile space ideal for weddings, parties, and community events Business & Financial Information • Estimated ingoings (upfront): £31,545 • Full deposit: £30,750 • Agreement fee: £795 • Guide rent (weekly): £2,365 • Guide rent (annual): £123,000 • Forecast turnover (weekly): £1,087,843 • Forecast turnover (annual): £1,087,842 Ideal Operator We’re seeking an ambitious, hands-on hospitality publican to take the reins of this landmark English country inn at the heart of the East Sussex village life. The Swan combines 6 boutique bedrooms with a bar, restaurant and event space, giving huge potential for premium food, weddings, walkers and weekend getaways. The ideal operator will have a proven record in destination inns, boutique hotels or quality food-led pubs, be passionate about great guest experiences, and know how to blend polished service with commercial drive. Strong local marketing, community links and the ability to attract both locals and visitors are essential. If you’re ready to run a flagship village inn venue with character and serious upside, we’d love to hear from you. Private Accommodation TBC. Regional Manager's Thoughts The Swan is one of the jewels in our estate and sits in a prime location with year-round appeal to leisure travellers, walkers and wedding guests. It’s a high-profile, multi-income-stream site (rooms, food, drink, events) with excellent heritage and kerb appeal. This is a great opportunity for a great operator to take on a flagship destination inn. Surrounding Area The Swan is located in the heart of Forest Row village, a picturesque and welcoming community set along the A22 Lewes Road. Known for its charm and strong sense of community, Forest Row is a popular stop for both locals and visitors, making it an excellent location for anyone looking to run a pub in East Sussex. The village benefits from a mix of independent shops, cafés, and restaurants, creating a lively atmosphere that draws people in for both day visits and longer stays. Its position also makes it a convenient base for business travellers, thanks to its easy road connections to towns such as East Grinstead, Lewes, and Tunbridge Wells. One of Forest Row’s biggest attractions is its proximity to Ashdown Forest, just a short distance away. This beautiful expanse of ancient heathland and woodland is not only a haven for walkers, cyclists, and nature lovers but also famously inspired the Hundred Acre Wood in A.A. Milne’s Winnie the Pooh. With such a renowned natural attraction nearby, Forest Row benefits from a steady stream of tourists seeking a cosy pub, hearty food, and quality accommodation. Beyond the forest, Forest Row is ideally placed for exploring the wider South East countryside. Visitors can enjoy scenic drives, historic villages, and cultural landmarks across East Sussex and neighbouring Kent. The area’s combination of rural tranquillity and easy access to larger towns makes it an attractive destination for weekend getaways, weddings, and events. For a prospective publican, Forest Row offers the best of both worlds: a loyal local community and strong visitor trade. With its mix of countryside charm, tourism appeal, and business travel links, it’s a prime location for a pub with rooms tenancy in East Sussex.