Station Hotel

The Station Hotel occupies a standout position directly opposite Ipswich train station, just a short walk from the town centre and Ipswich Town FC.

It is firmly established as the dedicated away football fans pub on matchdays, creating guaranteed spikes of vibrant, high‑volume trade whenever there’s a home fixture. Alongside this, the steady flow of commuters, hotel guests, local residents and nearby businesses ensures reliable, consistent footfall throughout the week. The pub welcomes guests with a spacious central bar and two generous seating areas that can flex to suit a variety of occasions, including private gatherings when needed. A purpose‑built outdoor bar caters specifically for away supporters, enabling quick, well‑managed service during peak periods and helping maintain a controlled, enjoyable atmosphere. With two dining areas, a capable trade kitchen and a blend of indoor and outdoor spaces, the venue is well equipped to deliver all‑day hospitality across seasons and customer types. This opportunity suits a driven, hands‑on operator who thrives in lively environments and enjoys the challenge of delivering great service even under pressure. The ideal person will feel confident managing large matchday crowds, leading a team at pace, and ensuring the pub remains safe, welcoming and well‑organised at all times. Beyond football days, they will be commercially minded, customer‑focused and committed to building repeat trade through excellent hospitality, a compelling food and drink offer and smart use of the pub’s flexible layout. With its prime gateway location, built‑in matchday following and adaptable trading footprint, The Station Hotel offers an exciting chance to create a thriving, community‑rooted pub with strong event‑day energy and broad appeal to families, business guests and football fans alike. Key facts • Annual rent: £35,500 • Upfront cost: £27,625 • Forecasted operator turnover: £549,721 • Forecasted operator profit (inc machine): £42,038 • Forecasted operator machine profit: £6,500 • Type of tie: Full tie: Access to Discounted Wines, Spirits & Minerals Price List • Machine product agreement: Restricted (50/50 share) Entry costs Entry cost is approximately £27625 which includes 25% of the fixtures & fittings value, deposit, stock and working capital. Any additional costs will be confirmed in your schedule 1 information. You will also need to obtain independent professional legal and financial advice. Please note, the fixtures and fittings value is estimated and will be confirmed on change day and an assisted purchase plan is available to purchase the remaining 75% of fixtures and fittings. Trading space The trade area at The Station Hotel is built for both everyday hospitality and high‑volume matchday excitement. Guests enter to a large, welcoming bar positioned to handle busy periods with ease. To the left sits a generous seating area with a mix of styles suited to relaxed dining or casual drinks, while the right‑hand side offers a second spacious area that can be closed off to create an intimate private space for functions and group bookings whenever needed. Below the main floor, a purpose‑designed outdoor bar serves as the focal point on matchdays, built specifically to accommodate away supporters efficiently and safely. This setup ensures swift service and smooth crowd management when football traffic peaks. Across the venue, two dining areas, a fully equipped trade kitchen and an 80‑cover capacity provide a strong foundation for food‑led trade, while the garden, patio and EV‑friendly parking extend the pub’s appeal throughout the week. The layout balances flexibility and flow, making it equally effective for calm weekday trade, family visits, commuter stops and the lively, high‑energy atmosphere that defines home‑game days. Private accommodation Details of the accommodation are to be confirmed