A historic pub that has sat empty for three years would need a £84,000 cash injection to be revived, papers show.

A fresh bid to transform the long-empty Two Doves in Nunnery Fields, Canterbury, into two houses has been launched by firm LJW Developments.

Documents lodged with Canterbury City Council reveal part of the old boozer’s ceiling has collapsed following a leak and that a potential landlord would earn just £10,000 a year in trade.

And chartered surveyor Nigel Thirkell thinks “there is no real prospect” of the tavern, which sold its first pint in 1880s, being able to trade viably again.

“The refurbishment cost (would be) in excess of £84,000 for the trade areas alone,” he explained.

“The cost of improvements to the facilities and décor cannot be justified by the potential future earnings that operators perceive possible.

“Many similar pubs have ceased trading in Canterbury and across the country because of the reduced profitability of small, wet-led businesses.

“I believe there is no real prospect of the Two Doves being able to trade in a viable manner in the foreseeable future.”

The pub has remained shut since 2019, when LJW Developments unveiled similar plans to turn it into two properties.

At the time, it was revealed the site's trading loss of £740 in 2013 rose to more than £9,100 in 2017, with its tumbling earnings blamed on its size and “inability to develop to provide a food offer”.

The local authority snubbed the scheme, before marketing company Sibley Pares put the old alehouse – which is thought to have been built in the 1800s – on the market for £425,000.

But a report compiled by estate agency worker Ned Gleave says it received no offers in the 12 months it was up for sale.

"I believe there is no real prospect of the Two Doves being able to trade in a viable manner in the foreseeable future..."

“The property continues to fall into a dilapidated state, incurring insurance, utilities and other maintenance related costs,” he said.

“A total of 11 separate enquires were received throughout the marketing period and no offers have been received to date.

“It is clear there is no demand for the property for its continued use as a public house or for alternative commercial uses.

“Meanwhile, the residential market continues to improve for which price growth has reached record levels in the same timescale.”

It received interest from two potential buyers who were considering bringing the pub back to life, while two others were looking to transform it into a takeaway or a restaurant.

But Mr Gleave says they concluded it was in an “unviable location due to low levels of passing trade” and that the cost to refurbish the building would be too high.

Meanwhile, the Cross Keys, which is 160 metres from the Two Doves in Oaten Hill, remains boarded up as the search for a new operator enters its 14th month.

Owner Star Pubs and Bars is planning a £300,000 transformation to turn it into a “modern and quirky” inn, but it is waiting until a new licensee comes on board before beginning the rest of the work.

A spokesman for the firm told KentOnline: “We’re in discussions with a licensee interested in taking on The Cross Keys and hope these will come to a positive conclusion in the next few months."