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REGISTERED NUMBER: 03413441















STRATEGIC REPORT, REPORT OF THE DIRECTORS AND

FINANCIAL STATEMENTS FOR THE YEAR ENDED 30 APRIL 2024

FOR

WEST INDIA QUAY (EASTERN) LIMITED

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)






CONTENTS OF THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2024




Page

Company Information 1

Strategic Report 2

Report of the Directors 4

Report of the Independent Auditors 6

Income Statement 9

Other Comprehensive Income 10

Balance Sheet 11

Statement of Changes in Equity 12

Notes to the Financial Statements 13


WEST INDIA QUAY (EASTERN) LIMITED

COMPANY INFORMATION
FOR THE YEAR ENDED 30 APRIL 2024







DIRECTORS: L. Hadjiioannou
C. Christou





REGISTERED OFFICE: 4th Floor
Charles House
108-110 Finchley Road
London
NW3 5JJ





REGISTERED NUMBER: 03413441





AUDITORS: Numera Partners LLP
Statutory Auditors
4th Floor
Charles House
108-110 Finchley Road
London
NW3 5JJ

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

STRATEGIC REPORT
FOR THE YEAR ENDED 30 APRIL 2024

The directors present their strategic report for the year ended 30 April 2024.

REVIEW OF BUSINESS
The principal activity of the company is the operation of a London hotel via a management agreement with a third party operator.

The directors are satisfied with the performance of the company during the year under review. The hotels turnover for the year is £24.7m (2023: £22.3m), of which the company is entitled to two thirds.

The company's directors use a number of financial key performance indicators (KPI's) to assess the performance of the business, in particular the following:

2024 2023
Turnover £16.4m £14.8m
Operating profit margin 21.21% 21.53%

The turnover is 11% higher than 2023. The business experienced year on year growth in turnover in the last few years and it has now surpassed the pre Covid level. This upward trend reflects our continuous efforts to expand our client base and enhance our service offerings. Profit for the financial year has also increased by 10% compared to 2023 which is in line with the increase in turnover.

In addition to the financial KPI's, the directors measure a range of non-financial KPI's such as:

Room occupancy, average daily rates and revenue per available room
Food & beverage covers and average spend
Leading Quality Assurance scores

Overall, both our financial and non-financial performance for the year ended 30 April 2024 align with our management expectations, and we remain optimistic about our future growth prospects.

PRINCIPAL RISKS AND UNCERTAINTIES
Some risks are excluded because the management considers them not to be material to the company. Additionally there may be risks and uncertainties not presently known to the management team.

MARKET AND HOTEL INDUSTRY RISKS
The hotel operations and results are subject to a number of factors which could affect the business, many of which are common to the hotel industry and beyond the company's control such as a potential global economic downturn; changes in travel patterns; a potential increase in acts of terrorism and the impact of increasing political uncertainty. The impact of any of these factors (or a combination of them) may advisedly affect sustained levels of occupancy, room rates and/or hotel values, however the group tries to minimise the potential impact of these risks through its experienced hotel management team.

Although management seeks to identify risks at the earliest opportunity, many of these risks are beyond the control of the company. The company has in place recovery plans to enable it to respond to major incidents or crises and takes steps to minimise these exposures to the greatest extent possible.

FIXED OPERATING EXPENSES
The company's operating expenses such as personnel costs, operating leases, information technology and telecommunications are to a large extent fixed. As such, operating results may be vulnerable to short-term changes in revenues.

The company has appropriate management systems in place such as staff outsourcing designed to create flexibility in operating cost base so as to optimise operating profits in volatile trading conditions.


WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

STRATEGIC REPORT
FOR THE YEAR ENDED 30 APRIL 2024

KEY SENIOR PERSONNEL AND MANAGEMENT
The success of the company's business is partially attributable to the efforts and abilities of its senior managers.

The company has appropriate systems in place for recruitment, reward and compensation and performance management. Development and maintenance of the company's culture also plays a leading role in minimising risk.

The key senior management as well as all operational staff in the hotel are provided by and employed by the hotel operator and therefore there is a pool of staff available should key personnel leave.

In addition, the group's internal asset management team possess the skill set to cover any of its investment strategies.

ON BEHALF OF THE BOARD:





L. Hadjiioannou - Director


29 January 2025

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

REPORT OF THE DIRECTORS
FOR THE YEAR ENDED 30 APRIL 2024

The directors present their report with the financial statements of the company for the year ended 30 April 2024.

DIVIDENDS
No dividends will be distributed for the year ended 30 April 2024.

FUTURE DEVELOPMENTS
The management team have implemented policies to ensure that profit margins are maintained as far as possible and the directors believe that the medium term prospects continue to remain excellent as the company's hotel operations will benefit from the continuing development of the London district.

The group has extended its current management agreement with Marriott International for an additional five years. As part of the extension, the company has agreed to refurbish the 47 executive apartments. This decision reflects our confidence in the brand, as their performance has shown consistent improvement, with year-end 2024 turnover surpassing pre-COVID levels. This extension not only underscores our commitment to the success of our business but also positions us favourably for future growth.

DIRECTORS
The directors shown below have held office during the whole of the period from 1 May 2023 to the date of this report.

L. Hadjiioannou
C. Christou

FINANCIAL INSTRUMENTS
Information on financial instruments and other risks is set out below:

Treasury activities take place under procedures and policies monitored by the company. They are designed to minimise the financial risks faced by the joint venture which primarily arise from interest rate, credit and liquidity risks. It is not the policy of the joint venture to enter into speculative transactions.

FINANCIAL INSTRUMENTS - RISK MANAGEMENT
The most significant treasury exposures faced by the company are managing interest rate and currency positions. Treasury policies are in a place for managing each of these exposures including the type and use of financial instruments.

Following the renewal of the group loan, the group successfully entered into a 100% SWAP hedging deal. This strategic decision is designed to shield our business from any uncertain market movements that could lead to unforeseen interest hikes.

By implementing this SWAP agreement, we aim to stabilise our financial outlook and ensure that we can effectively manage our cash flow amidst fluctuating interest rates. This proactive approach will allow us to focus on our core operations without the added concern of market volatility affecting our loan obligations.

The company has no financial instruments to hedge foreign exchange exposure and does not enter into derivative transactions.

The fair values of the receivables, payables and cash balances in the accounts approximate their book value.

The main financial risks faced by the company are funding risk and credit risk. As with any business there remains uncertainty and risk about the ability of the company to achieve its business objectives within its current funding. The director continually reviews the funding status of the company and its exposure to liquidity risk.

QUALIFYING THIRD PARTY INDEMNITY PROVISIONS
As permitted by the Companies Act 2006, the company has indemnified the directors in respect of proceedings brought by third parties.


WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

REPORT OF THE DIRECTORS
FOR THE YEAR ENDED 30 APRIL 2024

STATEMENT OF DIRECTORS' RESPONSIBILITIES
The directors are responsible for preparing the Strategic Report, the Report of the Directors and the financial statements in accordance with applicable law and regulations.

Company law requires the directors to prepare financial statements for each financial year. Under that law the directors have elected to prepare the financial statements in accordance with United Kingdom Generally Accepted Accounting Practice (United Kingdom Accounting Standards and applicable law), including Financial Reporting Standard 102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland'. Under company law the directors must not approve the financial statements unless they are satisfied that they give a true and fair view of the state of affairs of the company and of the profit or loss of the company for that period. In preparing these financial statements, the directors are required to:

- select suitable accounting policies and then apply them consistently;
- make judgements 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 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.

STATEMENT AS TO DISCLOSURE OF INFORMATION TO AUDITORS
So far as the directors are aware, there is no relevant audit information (as defined by Section 418 of the Companies Act 2006) of which the company's auditors are unaware, and each director has taken all the steps that he ought to have taken as a director in order to make himself aware of any relevant audit information and to establish that the company's auditors are aware of that information.

ON BEHALF OF THE BOARD:





L. Hadjiioannou - Director


29 January 2025

REPORT OF THE INDEPENDENT AUDITORS TO THE MEMBERS OF
WEST INDIA QUAY (EASTERN) LIMITED

Opinion
We have audited the financial statements of West India Quay (Eastern) Limited (the 'company') for the year ended 30 April 2024 which comprise the Income Statement, Other Comprehensive Income, Balance Sheet, Statement of Changes in Equity and Notes to the Financial Statements, 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).
_
In our opinion the financial statements:
-give a true and fair view of the state of the company's affairs as at 30 April 2024 and of its profit for the year then ended;
-have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice; and
-have been prepared in accordance with the requirements of the Companies Act 2006.

Basis for opinion
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 UK, including the FRC'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.

Conclusions relating to going concern
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.

Other information
The directors are responsible for the other information. The other information comprises the information in the Strategic Report and the Report of the Directors, but does not include the financial statements and our Report of the Auditors thereon.

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.

In connection with our audit of the financial statements, 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 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.

Opinions on other matters prescribed by the Companies Act 2006
In our opinion, based on the work undertaken in the course of the audit:
- the information given in the Strategic Report and the Report of the Directors for the financial year for which the financial statements are prepared is consistent with the financial statements; and
- the Strategic Report and the Report of the Directors have been prepared in accordance with applicable legal requirements.

Matters on which we are required to report by exception
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 Report of the Directors.

We have nothing to report in respect of the following matters where the Companies Act 2006 requires us to report to you if, in our opinion:
- adequate accounting records have not been kept, or returns adequate for our audit have not been received from branches not visited by us; or
- the financial statements are not in agreement with the accounting records and returns; or
- certain disclosures of directors' remuneration specified by law are not made; or
- we have not received all the information and explanations we require for our audit.

REPORT OF THE INDEPENDENT AUDITORS TO THE MEMBERS OF
WEST INDIA QUAY (EASTERN) LIMITED


Responsibilities of directors
As explained more fully in the Statement of Directors' Responsibilities, the directors are responsible for the preparation of the financial statements and for being satisfied that they give a true and fair view, and for such internal control as the directors determine necessary to enable the preparation of financial statements that are free from material misstatement, whether due to fraud or error.

In preparing the financial statements, the directors are responsible for assessing the company's ability to continue as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis of accounting unless the directors either intend to liquidate the company or to cease operations, or have no realistic alternative but to do so.

Auditors' responsibilities for the audit of the financial statements
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 a Report of the Auditors 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.

The extent to which our procedures are capable of detecting irregularities, including fraud is detailed below:

Irregularities, including fraud, are instances of non-compliance with laws and regulations. We design procedures in line with our responsibilities, outlined above, to detect material misstatements in respect of irregularities, including fraud.

We consider that our procedures are highly capable of detecting irregularities, including fraud. The engagement team collectively have the appropriate competence and capabilities to identify or recognise non-compliance with laws and regulations.

During the planning of the audit, discussions were held with key entity staff to ensure;
- an understanding of the legal and regulatory framework,
- the entity's policies and procedures on compliance with laws and regulations,
- the entity's policies and procedures on fraud risk including knowledge of any actual, suspected or alleged fraud.

Audit procedures to detect material misstatements in respect of irregularities are outlined below:
- Enquiry of management, those charged with governance and the entity's solicitors around actual and potential litigation and claims.
- Reviewing financial statement disclosures and testing to supporting documentation to assess compliance with applicable laws and regulations.
- Auditing the risk of management override of controls, including sample testing on the posting of journals and reviewing accounting estimates for bias.

Owing to the inherent limitations of an audit, there is an unavoidable risk that we may not have detected some material misstatements in the Financial Statements, even though we have properly planned and performed our audit in accordance with auditing standards. We are not responsible for preventing non-compliance and cannot be expected to detect non-compliance with all laws and regulations.

These inherent limitations are particularly significant in the case of misstatement resulting from fraud as this may involve sophisticated schemes designed to avoid detection, including deliberate failure to record transactions, collusion or the provision of intentional misrepresentations.

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 Report of the Auditors.

REPORT OF THE INDEPENDENT AUDITORS TO THE MEMBERS OF
WEST INDIA QUAY (EASTERN) LIMITED


Use of our 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 a Report of the Auditors 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.




Giles Cohen (Senior Statutory Auditor)
for and on behalf of Numera Partners LLP
Statutory Auditors
4th Floor
Charles House
108-110 Finchley Road
London
NW3 5JJ

29 January 2025

Note:
Legislation in the United Kingdom governing the preparation and dissemination of financial statements may differ from legislation in other jurisdictions.

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

INCOME STATEMENT
FOR THE YEAR ENDED 30 APRIL 2024

30.4.24 30.4.23
Notes £    £   

TURNOVER 3 16,410,889 14,842,816

Cost of sales 260,605 318,574
GROSS PROFIT 16,150,284 14,524,242

Administrative expenses 15,141,631 13,410,048
1,008,653 1,114,194

Other operating income 2,472,806 2,082,406
OPERATING PROFIT 5 3,481,459 3,196,600

Interest receivable and similar income 21,905 2,455
PROFIT BEFORE TAXATION 3,503,364 3,199,055

Tax on profit 7 (202,279 ) -
PROFIT FOR THE FINANCIAL YEAR 3,705,643 3,199,055

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

OTHER COMPREHENSIVE INCOME
FOR THE YEAR ENDED 30 APRIL 2024

30.4.24 30.4.23
Notes £    £   

PROFIT FOR THE YEAR 3,705,643 3,199,055


OTHER COMPREHENSIVE INCOME
Revaluation (25,524,220 ) 720,901
Income tax relating to other comprehensive
income

6,381,055

(78,087

)
OTHER COMPREHENSIVE INCOME FOR
THE YEAR, NET OF INCOME TAX

(19,143,165

)

642,814
TOTAL COMPREHENSIVE INCOME FOR
THE YEAR

(15,437,522

)

3,841,869

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

BALANCE SHEET
30 APRIL 2024

30.4.24 30.4.23
Notes £    £    £    £   
FIXED ASSETS
Tangible assets 8 140,333,333 166,666,667
Investments 9 13,340 13,340
140,346,673 166,680,007

CURRENT ASSETS
Stocks 10 30,127 31,593
Debtors 11 1,718,516 1,565,233
Cash at bank 3,783,345 3,311,455
5,531,988 4,908,281
CREDITORS
Amounts falling due within one year 12 19,138,528 22,827,299
NET CURRENT LIABILITIES (13,606,540 ) (17,919,018 )
TOTAL ASSETS LESS CURRENT
LIABILITIES

126,740,133

148,760,989

PROVISIONS FOR LIABILITIES 13 16,388,760 22,972,094
NET ASSETS 110,351,373 125,788,895

CAPITAL AND RESERVES
Called up share capital 14 5,500 5,500
Share premium 15 4,498,758 4,498,758
Revaluation reserve 15 85,632,345 104,775,510
Retained earnings 15 20,214,770 16,509,127
SHAREHOLDERS' FUNDS 110,351,373 125,788,895

The financial statements were approved by the Board of Directors and authorised for issue on 29 January 2025 and were signed on its behalf by:





L. Hadjiioannou - Director


WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 30 APRIL 2024

Called up
share Retained Share Revaluation Total
capital earnings premium reserve equity
£    £    £    £    £   
Balance at 1 May 2022 5,500 13,310,072 4,498,758 104,132,696 121,947,026

Changes in equity
Profit for the year - 3,199,055 - - 3,199,055
Other comprehensive income - - - 642,814 642,814
Total comprehensive income - 3,199,055 - 642,814 3,841,869
Balance at 30 April 2023 5,500 16,509,127 4,498,758 104,775,510 125,788,895

Changes in equity
Profit for the year - 3,705,643 - - 3,705,643
Other comprehensive income - - - (19,143,165 ) (19,143,165 )
Total comprehensive income - 3,705,643 - (19,143,165 ) (15,437,522 )
Balance at 30 April 2024 5,500 20,214,770 4,498,758 85,632,345 110,351,373

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2024

1. STATUTORY INFORMATION

West India Quay (Eastern) Limited is a private company, limited by shares, registered in England and Wales. The company's registered number and registered office address can be found on the Company Information page. The company's principle place of business is Canary Riverside, 50 Westferry Circus, Canary Wharf, London, E14 8RR.

The consolidated financial statements are available at registered office.

The presentation currency of the financial statements is the Pound Sterling (£) and rounded to the nearest £.

2. ACCOUNTING POLICIES

Basis of preparing the financial statements
The financial statements have been prepared in accordance with applicable United Kingdom accounting standards, including Financial Reporting Standard 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland" and the Companies Act 2006. The financial statements have been prepared on the historical cost basis except for the modifications to a fair value basis for the revaluation of certain assets.

Financial Reporting Standard 102 - reduced disclosure exemptions
The company has taken advantage of the following disclosure exemptions in preparing these financial statements, as permitted by FRS 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland":

the requirements of Section 7 Statement of Cash Flows;
the requirement of paragraph 3.17(d).

Preparation of consolidated financial statements
The financial statements contain information about West India Quay (Eastern) Limited as an individual company and do not contain consolidated financial information as the parent of a group. The company is exempt under Section 400 of the Companies Act 2006 from the requirements to prepare consolidated financial statements as it and its subsidiary undertaking are included by full consolidation in the consolidated financial statements of its ultimate UK parent, Yianis Docklands Hotels 1 Limited, a company registered in England.

Significant judgements and estimates
In the application of the company's accounting policies, the directors are required to make judgements, estimates and assumptions about the carrying amount of assets and liabilities that are not readily apparent from other sources. The estimates and associated assumptions are based on historical experience and other factors that are considered to be relevant. Actual results may differ from these estimates.

The items in the financial statements where these judgements and estimate have been made are included in the tangible fixed asset note.

The company reviews on an annual basis the carrying amount of tangible assets in order to determine if there is an indication of impairment. If any such indication exists, an impairment review is carried out in order to determine the extent of the impairment loss.

Valuation of debtors is based upon ongoing assessments of the probable estimated losses inherent in the trade and other debtors portfolio. Assessments are conducted by the board employing a methodology and guidelines, which are continually monitored and improved. The primary component of this methodology comprises specific allowances and collective allowances.

A debtor is subject to impairment test when valid indications exist, at the assessment date, which demonstrate that the customer will not be able to meet his obligations and/or when the flow of receipts decelerates over time. Usually such indications include failure of communication with the customers and indications of significant financial difficulty.

Amounts individually provided for concern claims evaluated individually for impairment based upon management's best estimate of the present value of the cash flows which are expected to be received.

The accuracy of provisions depends on the accuracy of future cash flows or specific allowances and the model assumptions and parameters used in determining collective allowances. While this necessarily involves judgement, management believe that their provisions are reasonable and supportable.

The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised where the revision affects only that period, or in the period of the revision and the future periods where the revision affects both the current and future periods.

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS - continued
FOR THE YEAR ENDED 30 APRIL 2024

2. ACCOUNTING POLICIES - continued

Turnover
Turnover represents the value of sales of goods and services, excluding value added tax.

Tangible fixed assets
Depreciation is provided at the following annual rates in order to write off each asset over its estimated useful life.
Freehold property - Not depreciated
Fixtures and fittings - 5% on cost

Freehold properties are classified as operational properties when they are used by the company's business as opposed to being held primarily for rental income. Operational properties are revalued to fair value on a regular basis.

Subsequent expenditure is included in the carrying amount of the property when it is probable that future economic benefit associated with the item will flow to the company and the cost of the item can be measured reliably. All other repairs and maintenance costs are charged to the profit and loss account during the financial period in which they are incurred.

In accordance with Financial Reporting Standard 102 (FRS 102), operational properties are revalued and the surplus or deficit is transferred to the revaluation reserves. Deferred tax is provided on these gains at the rate expected to apply when the property is sold.

Valuing the properties in the portfolio is a significant task and there are some subjectivities involved in the process. Not all accounting policies require management to make subjective or complex judgements or estimates. The following is intended to provide further detail relating to this accounting policy that management consider critical because of the level of complexity, judgement or estimation involved in its application and its impact on the financial statements.

Where possible the company obtains external valuations, however this is not considered practical or cost effective for the entire group's property portfolio. Accordingly, the balance of properties, after review by the directors, are valued by the company's own in house surveying team as at 30 April 2024. The in house surveying team use comparable data where available, such as sales prices, rental incomes and market yield information to establish the fair value at the balance sheet date.

Stocks
Stock is valued at the lower of cost and net realisable value. Cost is determined on a first in first out basis. Net realisable value represents estimated selling price less costs to complete and sell. Provision is made for slow moving, obsolete or damaged stock where the net realisable value is less than cost.

Taxation
Taxation for the year comprises current and deferred tax. Tax is recognised in the Income Statement, except to the extent that it relates to items recognised in other comprehensive income or directly in equity.

Current or deferred taxation assets and liabilities are not discounted.

Current tax is recognised at the amount of tax payable using the tax rates and laws that have been enacted or substantively enacted by the balance sheet date.

Deferred taxation
Deferred tax is recognised in respect of all timing differences that have originated but not reversed at the balance sheet date.

Timing differences arise from the inclusion of income and expenses in tax assessments in periods different from those in which they are recognised in financial statements. Deferred tax is measured using tax rates and laws that have been enacted or substantively enacted by the year end and that are expected to apply to the reversal of the timing difference.

Unrelieved tax losses and other deferred tax assets are recognised only to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits.

Hire purchase and leasing commitments
Rentals paid under operating leases are charged to profit or loss on a straight line basis over the period of the lease.

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS - continued
FOR THE YEAR ENDED 30 APRIL 2024

2. ACCOUNTING POLICIES - continued

Investments
Investments are stated at cost less permanent diminutions in value.

Joint venture project
The company has a proportionate interest in the operation and trading of a hotel. Its interest in the income and expenditure, assets and liabilities of the project, is included proportionately in the company's financial statements.

Financial instruments
The company has elected to apply the provisions of section 11 'basic financial instruments' and section 12 'other financial instruments issues' of FRS 102 to all of its financial instruments.

Financial instruments are recognised in the company's balance sheet when the company becomes party to contractual provisions of the instruments.

Financial assets and liabilities are offset, with the net amounts presented in the financial statements, when there is a legally enforceable right to set off the recognised amounts and there is an intention to settle on a net basis or to realise the asset and settle the liability simultaneously.

Basic financial assets
Basic financial instruments, which include debtors and cash and bank balances, are initially measured at transaction price including transaction costs and are subsequently carried at amortised cost using the effective interest method 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. Financial assets classified as receivable within one year are not amortised.

Classification of financial liabilities
Financial liabilities and equity instruments are classified according to the substance of the contractual arrangements entered into. An equity instrument is any contract that evidences a residual interest in the assets of the company after deducting all of its liabilities.

Basic financial liabilities
Basic financial liabilities, including creditors, bank loans, loans from fellow group companies and preference shares that are classified as debt, are initially recognised at transaction price unless the arrangement constitutes a financing transaction, where the debt instrument is measured at the present value of the future payments discounted at a market rate of interest. Financial liabilities classified as payable within one year are not amortised.

Debt instruments are subsequently carried at amortised cost, using the effective interest method.

Trade creditors are obligations to pay for goods and services that have been acquired in the ordinary course of business from suppliers. Amounts payable are classified as current liabilities if payment is due within one year or less. If not, they are presented as non-current liabilities. Trade creditors are recognised initially at transaction price and subsequently measured at amortised cost using the effective interest method.

Cash and cash equivalents
Cash and cash equivalents are basic financial assets and include cash in hand, deposits held at call with banks, other short-term liquid investments with original maturities of three months or less, and bank overdrafts. Bank overdrafts are shown within borrowings in current liabilities.

Related parties
The company has taken advantage of FRS 102, Section 33.1A, for the disclosure of transactions entered into between two or more members of a group, provided that any subsidiary which is party to the transaction is wholly owned by such a member. Amounts owed to and from group companies are therefore shown in aggregate.

Going concern
The directors have considered the company's performance as well as forecasts and projections for the next 12 months from the date of this report and have a reasonable expectation that the company has adequate resources to continue in operational existence for the foreseeable future. The company therefore continues to prepare its financial statements on a going concern basis.

3. TURNOVER

100% of turnover relates to the operation of a hotel in the United Kingdom.

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS - continued
FOR THE YEAR ENDED 30 APRIL 2024

4. EMPLOYEES AND DIRECTORS

There were no staff costs for the year ended 30 April 2024 nor for the year ended 30 April 2023.

The average number of employees during the year was NIL (2023 - NIL).

30.4.24 30.4.23
£    £   
Directors' remuneration - -

5. OPERATING PROFIT

The operating profit is stated after charging:

30.4.24 30.4.23
£    £   
Hire of plant and machinery 71,928 69,142
Depreciation - owned assets 898,013 851,154

6. AUDITORS' REMUNERATION
30.4.24 30.4.23
£    £   
Fees payable to the company's auditors for the audit of the company's financial
statements

20,000

20,000

7. TAXATION

Analysis of the tax credit
The tax credit on the profit for the year was as follows:
30.4.24 30.4.23
£    £   
Deferred tax (202,279 ) -
Tax on profit (202,279 ) -

Reconciliation of total tax credit included in profit and loss
The tax assessed for the year is lower than the standard rate of corporation tax in the UK. The difference is explained below:

30.4.24 30.4.23
£    £   
Profit before tax 3,503,364 3,199,055
Profit multiplied by the standard rate of corporation tax in the UK of 25% (2023 -
25%)

875,841

799,764

Effects of:
Depreciation in excess of capital allowances 138,247 94,377
Utilisation of tax losses - (733,730 )
Deferred tax on accelerated capital allowances (202,279 ) -
Group relief (1,014,088 ) (160,411 )
Total tax credit (202,279 ) -

Tax effects relating to effects of other comprehensive income

30.4.24
Gross Tax Net
£    £    £   
Revaluation (25,524,220 ) 6,381,055 (19,143,165 )

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS - continued
FOR THE YEAR ENDED 30 APRIL 2024

7. TAXATION - continued

30.4.23
Gross Tax Net
£    £    £   
Revaluation 720,901 (78,087 ) 642,814

8. TANGIBLE FIXED ASSETS
Fixtures
Freehold and
property fittings Totals
£    £    £   
COST OR VALUATION
At 1 May 2023 165,316,992 17,871,363 183,188,355
Additions - 88,900 88,900
Revaluations (25,524,221 ) - (25,524,221 )
At 30 April 2024 139,792,771 17,960,263 157,753,034
DEPRECIATION
At 1 May 2023 2,238,902 14,282,786 16,521,688
Charge for year - 898,013 898,013
At 30 April 2024 2,238,902 15,180,799 17,419,701
NET BOOK VALUE
At 30 April 2024 137,553,869 2,779,464 140,333,333
At 30 April 2023 163,078,090 3,588,577 166,666,667

Freehold property to the value of £137,553,869 has not been depreciated as in the opinion of the directors, any depreciation would be immaterial because the estimated residual value of the asset is not materially different from its carrying value.

Cost or valuation at 30 April 2024 is represented by:

Fixtures
Freehold and
property fittings Totals
£    £    £   
Valuation in 2008 59,993,866 - 59,993,866
Valuation in 2010 (2,603,570 ) - (2,603,570 )
Valuation in 2013 5,048,501 - 5,048,501
Valuation in 2015 63,902,713 - 63,902,713
Valuation in 2019 (434,099 ) - (434,099 )
Valuation in 2020 380,032 - 380,032
Valuation in 2021 730,998 - 730,998
Valuation in 2022 848,190 - 848,190
Valuation in 2023 720,901 - 720,901
Valuation in 2024 (25,524,221 ) - (25,524,221 )
Cost 36,729,460 17,960,263 54,689,723
139,792,771 17,960,263 157,753,034

If freehold land and buildings had not been revalued they would have been included at the following historical cost:

30.4.24 30.4.23
£    £   
Cost 36,729,460 36,729,460

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS - continued
FOR THE YEAR ENDED 30 APRIL 2024

8. TANGIBLE FIXED ASSETS - continued

Freehold property to the sum of £137,553,869 is included at fair value as valued by the directors.

The company after review by the directors, uses valuations performed by its own in house surveying team to value its own operational property as at 30 April 2024.

The assumptions relevant to the valuation of operational property are outlined in Note 2 above.

9. FIXED ASSET INVESTMENTS
Shares in
group
undertakings
£   
COST
At 1 May 2023
and 30 April 2024 13,340
NET BOOK VALUE
At 30 April 2024 13,340
At 30 April 2023 13,340

The company's investments at the Balance Sheet date in the share capital of companies include the following:

Joint venture

West India Quay Development Company (Eastern) Limited
Registered office:
Nature of business: Hotel operation
%
Class of shares: holding
Ordinary 50.00
30.4.24 30.4.23
£    £   
Aggregate capital and reserves 2 2

The company owns 50% of the issued share capital of West India Quay Development Company (Eastern) Limited, a company incorporated in England and Wales.

West India Quay Development Company (Eastern) Limited does not engage in any activities in respect of which it is beneficially interested in income, expenditure, assets or liabilities but acts solely in a non beneficial fiduciary capacity.

The results and the state of affairs of the investments are shown in these financial statements in the ratio of the company's beneficial interest of two thirds.

10. STOCKS
30.4.24 30.4.23
£    £   
Finished goods 30,127 31,593

11. DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR
30.4.24 30.4.23
£    £   
Trade debtors 437,085 451,697
Amounts owed by participating interests 55,713 55,713
Other debtors 788,919 476,933
Prepayments 436,799 580,890
1,718,516 1,565,233

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS - continued
FOR THE YEAR ENDED 30 APRIL 2024

12. CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR
30.4.24 30.4.23
£    £   
Trade creditors 537,086 1,206,165
Amounts owed to group undertakings 16,727,127 20,116,622
VAT 573,846 564,783
Other creditors 529,887 452,909
Accruals and deferred income 770,582 486,820
19,138,528 22,827,299

13. PROVISIONS FOR LIABILITIES
30.4.24 30.4.23
£    £   
Deferred tax 16,388,760 22,972,094

Deferred
tax
£   
Balance at 1 May 2023 22,972,094
Provided during year (6,583,334 )
Balance at 30 April 2024 16,388,760

Included in deferred tax is £16,049,625 (2023: £22,430,680) relating to revaluation of the freehold property. The remaining deferred tax relates to accelerated capital allowances.

14. CALLED UP SHARE CAPITAL

Allotted, issued and fully paid:
Number: Class: Nominal 30.4.24 30.4.23
value: £    £   
1,500 Ordinary A £1 1,500 1,500
2,650 Ordinary B £1 2,650 2,650
1,350 Ordinary C £1 1,350 1,350
5,500 5,500

The A shares carry rights to participate in all distributions that are derived from the hotel element of the West India Quay Eastern venture as defined in the Articles of Association.

The B and C shares carry proportionate rights to participate in all distributions that are derived from the residential element of the West India Quay Eastern venture as defined in the Articles of Association.

All shares have proportionate voting rights which are specific to resolutions concerning either part of the venture.

WEST INDIA QUAY (EASTERN) LIMITED (REGISTERED NUMBER: 03413441)

NOTES TO THE FINANCIAL STATEMENTS - continued
FOR THE YEAR ENDED 30 APRIL 2024

15. RESERVES
Retained Share Revaluation
earnings premium reserve Totals
£    £    £    £   

At 1 May 2023 16,509,127 4,498,758 104,775,510 125,783,395
Profit for the year 3,705,643 3,705,643
Property revaluation - - (19,143,165 ) (19,143,165 )
At 30 April 2024 20,214,770 4,498,758 85,632,345 110,345,873

Retained earning account
The retained earnings account represents cumulative profits and losses net of dividends and other adjustments.

Revaluation reserve
The revaluation reserve account represents the fair value gains in the carrying value of assets held by the company. Amounts held in the reserve are non-distributable.

16. CONTINGENT LIABILITIES

The company is part of an omnibus guarantee and set off agreement for securing all monies due or to become due from certain group companies which at 30 April 2024 amounted to £163.35m (30 April 2023: £163.35m).

17. RELATED PARTY DISCLOSURES

Included in creditors due within one year is an amount of £16,727,128 (2023: £20,116,622) owed to group undertakings.

Amounts outstanding between group companies arise by virtue of financing transactions. These amounts are unsecured, interest free and due within one year.

18. SHAREHOLDERS' FUNDS

Included in retained earnings is an amount of £20,214,772 (2023: £16,509,130) which is distributable to the shareholders.

19. PARENT COMPANY

The immediate parent company is Yianis Docklands Hotels Limited, incorporated in England and Wales.

Yianis Docklands Hotels 1 Limited is the smallest and largest group undertaking to prepare consolidated financial statements that include Blue Manchester Limited. The registered office of this company and the address the accounts are available from is 4th Floor, Charles House, 108-110 Finchley Road, London, NW3 5JJ.

The ultimate parent undertaking is Yianis Holdings TC Limited, incorporated in BVI.