Registered number:
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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COMPANY INFORMATION
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CONTENTS
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STRATEGIC REPORT
FOR THE YEAR ENDED 30 SEPTEMBER 2024
The directors present their strategic report together with the audited financial statements for the year ended September 2024.
The Company is principally engaged in house building involving the development, building and selling of property. This is predominantly new build and conversion residential property, but may include some commercial property as part of mixed used development where required. Opportunities are sought from Berkshire and surrounding counties, although the Company will look further afield if new opportunities arise.
Some of the key financial performance indicators in the year were as follows:
Turnover increased due to an increase in development of existing and new developments with 20 residential plot completions (2023: 19) and sales of freehold land and buildings increasing to £7,011,970 (2023: £205,000). The average selling price increased to £586,230 (2023: £445,529) due to higher value houses being completed. This increase reflects the phasing of current sites with more larger plots being completed and sold, and is in line with the build programme and sales expectations, reflecting the fluctuating demand for new homes and developments. The developments completed and sold during the year were more profitable, which led to an increase in gross profit margin and operating profit margin. In light of the current industry challenges, the directors regard this performance to be satisfactory, and having reassessed the strategic options for future developments commenced a restructuring and consolidation process of the business.
The Company is planning for a softening in demand in the current year. Interest rates remain high as central banks tackle inflation and energy prices remain high following the conflict in Ukraine, both putting pressure on the cost of living. Changing policies by the UK government together with the end of the Help to Buy scheme have also had an impact on mortgage availability, interest rates and the affordability of new homes. This will ultimately affect consumer confidence, demand and pricing, with expectations the current year will be a more challenging operating environment. However, the directors are confident the developments in the pipeline are of high quality in desirable locations, with sales remaining as forecast at slower rates without prices being significantly affected by these factors.
The land market has become less competitive as a consequence of the challenging operating environment. The Company’s disciplined approach to land buying and access to funds presents an opportunity to purchase new development sites at realistic land values providing opportunity and continuity for the future. The financial position and balance sheet of the Company remains strong with net current assets of £37,044,870 (2023: £37,151,905) of which £26,521,767 was cash at bank and in hand (2023: £10,271,716). This places the Company in a strong position to fund current developments and explore new land opportunities as they are identified. There remain many challenges in obtaining implementable planning consents at the local level. Central government recognise the need for more new housing but their housing policy remains uncertain. In recognition of these political issues the Company continues to work with local communities to pursue planning applications for high quality sustainable housing that satisfies local demand.
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STRATEGIC REPORT (CONTINUED)
FOR THE YEAR ENDED 30 SEPTEMBER 2024
The Company's business objective is to maintain sustainable and profitable business growth in order to provide:
∙Quality, well-designed product.
∙Growth in shareholder value.
∙Rewarding careers for the Company's employees.
To achieve this business objective the Company's strategy is to:
∙Develop and maintain a reputation for identifying and producing a wide range of innovatively designed developments suited to their location and with a well finished product.
∙Reinvest profits into land for future development.
∙Invest in employees to ensure they remain well trained and motivated.
∙Work with existing subcontractors and source suitable additional experienced subcontractors to increase capacity.
Principal risks and uncertainties
House building is affected by a number of economic factors such as changes in the general economic conditions and market confidence. These risks are managed or mitigated wherever possible; for example, by building properties in line with sales demand so as to reduce the risk of unsold properties and selling homes at an early stage in the development cycle in order to secure an early commitment from customers and thus enhance the quality of future income.
Interest rate exposure is reduced through the use of derivative financial instruments when required and cash flow management.
Another key risk within the sector is achieving planning consent for future developments. Professional planning consultants are used to improve the quality of planning applications and the majority of land is contracted on a conditional subject to planning basis, so that the major land expense is only committed once a satisfactory planning consent is achieved. Changes in government regulations, planning and environmental policy and taxation are closely monitored to ensure action can be taken to minimise potential future operational and cost implications.
The directors pay particular attention to their responsibilities for health and safety in the operations of the company's development sites with comprehensive health and safety training being undertaken by staff and inspections by independent, professional health and safety organisations carried out on all sites on a regular basis.
This report was approved by the board and signed on its behalf.
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DIRECTORS' REPORT
FOR THE YEAR ENDED 30 SEPTEMBER 2024
The directors present their report and the financial statements for the year ended 30 September 2024.
The directors who served during the year were:
The directors are responsible for preparing the Strategic Report, the Directors' Report and the financial statements in accordance with applicable law and regulations.
In preparing these financial statements, the directors are required to:
∙select suitable accounting policies for the Company's financial statements and then apply them consistently;
∙make judgments and accounting estimates that are reasonable and prudent;
∙prepare the financial statements on the going concern basis unless it is inappropriate to presume that the Company will continue in business.
The directors are responsible for keeping adequate accounting records that are sufficient to show and explain the Company's transactions and disclose with reasonable accuracy at any time the financial position of the Company and to enable them to ensure that the financial statements comply with the Companies Act 2006. They are also responsible for safeguarding the assets of the Company and hence for taking reasonable steps for the prevention and detection of fraud and other irregularities.
The profit for the year, after taxation, amounted to £1,268,788 (2023 - loss £690,571).
Dividends of £49,873 (2023 - £66,906) were paid to the preference shareholders during the year.
Dividends of £8,000 (2023 - £8,000) were paid to the equity shareholders during the year.
The directors are reassessing the strategic options for future developments given the industry challenges and have commenced a restructuring and consolidation process of the business as a result of a decreased number of sites under construction.
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DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 30 SEPTEMBER 2024
There have been no significant events affecting the Company since the year end.
The auditors, James Cowper Kreston Audit, will be proposed for reappointment in accordance with section 485 of the Companies Act 2006.
This report was approved by the board and signed on its behalf.
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INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF THOMAS HOMES LIMITED
We have audited the financial statements of Thomas Homes Limited (the 'Company') for the year ended 30 September 2024, which comprise the Statement of Comprehensive Income, the Statement of Financial Position, the Statement of Cash Flows, the Statement of Changes in Equity and the related notes, including a summary of significant accounting policies. The financial reporting framework that has been applied in their preparation is applicable law and United Kingdom Accounting Standards, including Financial Reporting Standard 102 ‘The Financial Reporting Standard applicable in the UK and Republic of Ireland' (United Kingdom Generally Accepted Accounting Practice).
We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable law. Our responsibilities under those standards are further described in the Auditors' responsibilities for the audit of the financial statements section of our report. We are independent of the Company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the United Kingdom, including the Financial Reporting Council's Ethical Standard and we have fulfilled our other ethical responsibilities in accordance with these requirements. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.
In auditing the financial statements, we have concluded that the directors' use of the going concern basis of accounting in the preparation of the financial statements is appropriate.
Based on the work we have performed, we have not identified any material uncertainties relating to events or conditions that, individually or collectively, may cast significant doubt on the Company's ability to continue as a going concern for a period of at least twelve months from when the financial statements are authorised for issue.
Our responsibilities and the responsibilities of the directors with respect to going concern are described in the relevant sections of this report.
The other information comprises the information included in the Annual Report other than the financial statements and our Auditors' Report thereon. The directors are responsible for the other information contained within the Annual Report. Our opinion on the financial statements does not cover the other information and, except to the extent otherwise explicitly stated in our report, we do not express any form of assurance conclusion thereon. Our responsibility is to read the other information and, in doing so, consider whether the other information is materially inconsistent with the financial statements or our knowledge obtained in the course of the audit, or otherwise appears to be materially misstated. If we identify such material inconsistencies or apparent material misstatements, we are required to determine whether this gives rise to a material misstatement in the financial statements themselves. If, based on the work we have performed, we conclude that there is a material misstatement of this other information, we are required to report that fact.
We have nothing to report in this regard.
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INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF THOMAS HOMES LIMITED (CONTINUED)
In our opinion, based on the work undertaken in the course of the audit:
∙the information given in the Strategic Report and the Directors' Report for the financial year for which the financial statements are prepared is consistent with the financial statements; and
∙the Strategic Report and the Directors' Report have been prepared in accordance with applicable legal requirements.
In the light of the knowledge and understanding of the Company and its environment obtained in the course of the audit, we have not identified material misstatements in the Strategic Report or the Directors' Report.
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INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF THOMAS HOMES LIMITED (CONTINUED)
Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are free from material misstatement, whether due to fraud or error, and to issue an Auditors' Report that includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in accordance with ISAs (UK) will always detect a material misstatement when it exists. Misstatements can arise from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of these financial statements.
Because of the inherent limitations of an audit, there is a risk that we will not detect all irregularities, including those leading to a material misstatement in the financial statements or non-compliance with regulation. This risk increases the more that compliance with a law or regulation is removed from the events and transactions reflected in the financial statements, as we will be less likely to become aware of instances of non-compliance.
The risk is also greater regarding irregularities occurring due to fraud rather than error, as fraud involves intentional concealment, forgery, collusion, omission or misrepresentation. The specific procedures for this engagement that we designed and performed to detect material misstatements in respect of irregularities, including fraud, were as follows:
∙Enquiry of management and those charged with governance around actual and potential litigation and claims;
∙Enquiry of management and those charged with governance to identify any material instances of noncompliance with laws and regulations;
∙Reviewing financial statement disclosures and testing to supporting documentation to assess compliance with applicable laws and regulations;
∙Performing audit work to address the risk of irregularities due to management override of controls, including testing of journal entries and other adjustments for appropriateness, evaluating the business rationale of significant transactions outside the normal course of business and reviewing accounting estimates for evidence of bias.
A further description of our responsibilities for the audit of the financial statements is located on the Financial Reporting Council's website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our Auditors' Report.
This report is made solely to the Company's members, as a body, in accordance with Chapter 3 of Part 16 of the Companies Act 2006. Our audit work has been undertaken so that we might state to the Company's members those matters we are required to state to them in an Auditors' Report and for no other purpose. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than the Company and the Company's members, as a body, for our audit work, for this report, or for the opinions we have formed.
for and on behalf of
Chartered Accountants and Statutory Auditor
2 Communications Road
Greenham Business Park
Greenham
Berkshire
RG19 6AB
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STATEMENT OF COMPREHENSIVE INCOME
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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STATEMENT OF FINANCIAL POSITION
AS AT 30 SEPTEMBER 2024
The financial statements were approved and authorised for issue by the board and were signed on its behalf on
The notes on pages 14 to 28 form part of these financial statements.
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STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 30 SEPTEMBER 2024
STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 30 SEPTEMBER 2023
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STATEMENT OF CASH FLOWS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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STATEMENT OF CASH FLOWS (CONTINUED)
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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ANALYSIS OF NET DEBT
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
Thomas Homes Limited is a private company limited by shares and incorporated in England and Wales under the Companies Act 2006. The address of the registered office is given on the Company information page and the nature of the Company's operations and its principal activities are set out in the strategic report.
2.Accounting policies
The financial statements have been prepared under the historical cost convention unless otherwise specified within these accounting policies and in accordance with Financial Reporting Standard 102, the Financial Reporting Standard applicable in the UK and the Republic of Ireland and the Companies Act 2006.
The presentational and functional currency of these financial statements is GBP, Values are rounded to the nearest pound.
The preparation of financial statements in compliance with FRS 102 requires the use of certain critical accounting estimates. It also requires management to exercise judgment in applying the Company's accounting policies (see note 3).
The following principal accounting policies have been applied:
The Company made a profit before tax of £1,708,377 for the year and at the balance sheet date had net current assets of £37,044,870 and net assets of £36,282,566. Cash increased from £10,271,716 at the end of 2023 to £26,521,767 at the end of 2024.
Management have prepared and the directors have approved the budget and considered the cash flow requirements of the Company for a period of at least twelve months from approval of the financial statements. Management's assessment includes considerations of the industry, current challenges and principal risks and uncertainties faced by the Company and reflects on the wider macroeconomic factors relevant. The budget and cash flow projection for 2025 and 2026 have been prepared on a prudent basis assuming the business executes its current strategy. Management have considered the phase of completion of building at current projects, anticipated progress with new projects as well as the current projected financial position, including available additional financing if required. As a result of the above considerations and assessment, the directors do not consider there to be any material uncertainty relating to the Company's ability to continue as a going concern and have prepared the financial statements on a going concern basis.
The Company is exempt under section 405 of the Companies Act 2006 from the requirement to prepare consolidated financial statements as the directors consider that the Company's subsidiary may be excluded from consolidation for the reason set out in note 14. These financial statements therefore present information about the Company as an individual undertaking and not about its group.
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
2.Accounting policies (continued)
Turnover on the sale of properties represents the fair value of consideration received and receivable, net of value added tax, during the year.
Turnover in respect of private residential house building and commercial property activities is recognised once construction of the property has been completed, an exchange of contracts has occured and legal completion of the sale is confirmed. Turnover in respect of social housing is recognised on the basis of percentage completion in accordance with the phases agreed with a Housing Association surveyor. Turnover does not include the value of the onward sale of part exchange properties, for which the net gain or loss is recognised in cost of sales.
Gross profit is recognised by applying the forecast margin on development sites to all elements of turnover of that site. The margin recognised in the current year is calculated on the overall margin for the full development site, which is forecasted on the cumulative turnover for the current and future years, including prior years. No revision is made to profit already recognised in prior years. The Company recognises foreseeable losses in full in the year the losses are identified.
Borrowing costs that are directly attributable to the acquisition, construction or production of a qualifying asset, being development stock, is capitalised as it forms part of the cost of an asset. Other borrowing costs are recognised in the statement of comprehensive income in the year in which they are incurred.
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
2.Accounting policies (continued)
Depreciation is charged so as to allocate the cost of assets less their residual value over their estimated useful lives, using the straight-line method.
Depreciation is provided on the following basis:
The assets' residual values, useful lives and depreciation methods are reviewed, and adjusted prospectively if appropriate, or if there is an indication of a significant change since the last reporting date.
Gains and losses on disposals are determined by comparing the proceeds with the carrying amount and are recognised in profit or loss.
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
2.Accounting policies (continued)
Stocks of properties under development are valued at the lower of cost and net realisable value. Cost includes initial purchase price, materials, labour and appropriate amount of overheads. Net realisable value is based on the estimated selling price less additional costs of completion and disposal.
Interest costs incurred in bringing stocks of properties under development to a state where they are ready to be used or sold, are capitalised as part of the cost of the developments. The cost released from development stock at the end of the period, is determined by the sales revenue recognised to date, as a proportion of the total projected revenue for that individual project. The percentage derived, is applied to the estimate of the total cost to complete that project, thereby releasing the corresponding percentage of cost to the statement of comprehensive income, excluding costs released in prior years. At each reporting date, an assessment is made for impairment. Any excess of the carrying amount of the stocks over its estimated selling price less costs to complete and sell is recognised as an impairment loss in profit or loss. Reversals of impairment losses are also recognised in the profit or loss. Provisions are measured as the best estimate of the amount required to settle the obligation, taking into account the related risks and uncertainties.
Basic financial assets
Basic financial assets, which include trade and other receivables, cash and bank balances, are initially measured at their transaction price including transaction costs and are subsequently carried
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
2.Accounting policies (continued)
at their amortised cost using the effective interest method, less any provision for impairment, unless the arrangement constitutes a financing transaction, where the transaction is measured at the present value of the future receipts discounted at a market rate of interest.
Discounting is omitted where the effect of discounting is immaterial. The Company's cash and cash equivalents, trade and most other receivables due with the operating cycle fall into this category of financial instruments.
Financial liabilities
Financial liabilities and equity instruments are classified according to the substance of the contractual arrangements entered into. An equity instruments any contract that evidences a residual interest in the assets of the Company after the deduction of all its liabilities.
Basic financial liabilities, which include trade and other payables, bank loans and other loans are initially measured at their transaction price after transaction costs. When this constitutes a financing transaction, whereby the debt instrument is measured at the present value of the future payments discounted at a market rate of interest. Discounting is omitted where the effect of discounting is immaterial.
Debt instruments are subsequently carried at their amortised cost using the effective interest rate method.
Trade payables are obligations to pay for goods and services that have been acquired in the ordinary course of business from suppliers. Trade payables are classified as current liabilities if the payment is due within one year. If not, they represent non-current liabilities. Trade payables are initially recognised at their transaction price and subsequently are measured at amortised cost using the effective interest method. Discounting is omitted where the effect of discounting is immaterial.
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
The whole of the turnover is attributable to the principal activity of the Company and arises solely within the United Kingdom.
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
In accordance with Section 22 of FRS 102, the £Nil (2023: £1,254,080) of redeemable preference shares and the £400,000 of non-redeemable preference shares of £1 each are represented as liabilities in the balance sheet.
Profit and loss account
The company operates a defined contribution pension scheme. The assets of the scheme are held seperately from those of the Company in an independently administered fund. The pension cost charge represents contributions payable by the company to the fund and amounted to £12,769 (2023: £21,250).
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NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 SEPTEMBER 2024
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