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Registered number: 15602334
Siva Property Investments Limited
Directors' Report and
Financial Statements
For the Period 29 March 2024 to 31 October 2024
Contents
Page
Directors' Report 1
Independent Auditor's Report 2—4
Profit and Loss Account 5
Statement of Comprehensive Income 6
Balance Sheet 7
Statement of Changes in Equity 8
Notes to the Financial Statements 9—12
Page 1
Directors' Report
The directors present their report and the financial statements for the period ended 31 October 2024.
Principal Activity
The company's principal activity is that of a property investment company.
Directors
The directors who held office during the period were as follows:
Mr Vrind Mehta Appointed 29/03/2024
Mr Vijinder Mehta Appointed 29/03/2024
Statement of Directors' Responsibilities
The directors are responsible for preparing the Directors' Report 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, comprising FRS102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland', and applicable law). 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 the financial statements the directors are required to:
  • select suitable accounting policies and then apply them consistently;
  • make judgments and accounting estimates that are reasonable and prudent;
  • state whether applicable United Kingdom Accounting Standards, comprising FRS102, have been followed subject to any material departures disclosed and explained in the financial statements;
  • 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.
The directors are responsible for the maintenance and integrity of the corporate and financial information included on the company's website. Legislation in the United Kingdom governing the preparation and dissemination of financial statements may differ from legislation in other jurisdictions.
Statement of Disclosure of Information to Auditors
In the case of each director in office at the date the Directors' Report is approved: 
  • so far as the director is aware, there is no relevant audit information of which the company's auditors are unaware; and
  • they have taken all the steps that they ought to have taken as directors in order to make themselves aware of any relevant audit information and to establish that the company's auditors are aware of that information.
Independent Auditors
The auditors, Saffery LLP, were appointed as auditor to the group and have indicated their willingness to continue in office in accordance with section 485 of the Companies Act 2006, and a resolution concerning their re-appointment will be proposed at the Annual General Meeting.
This report has been prepared in accordance with the provisions of Part 15 of the Companies Act 2006 relating to small companies.
On behalf of the board
Mr Vrind Mehta
Director
3 July 2025
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Independent Auditor's Report
Opinion
We have audited the financial statements of Siva Property Investments Limited for the period ended 31 October 2024 which comprise the Profit and Loss Account, Statement of Comprehensive Income, Balance Sheet, Statement of Changes of 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 (United Kingdom Generally Accepted Accounting Practice), including FRS 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland".
In our opinion the financial statements:
  • give a true and fair view of the state of the company's affairs as at 31 October 2024 and of its profit/(loss) for the period 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 Auditor’s 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 other information comprises the information included in the annual report, other than the financial statements and our auditor’s report thereon. The directors are responsible for the other information. 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.
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 Directors' Report for the financial period for which the financial statements are prepared is consistent with the financial statements; and
  • the Directors' Report 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 Directors’ Report.
We have nothing to report in respect of the following matters in relation to which 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 or 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;
  • the directors were not entitled to prepare the financial statements in accordance with the small companies regime and take advantage of the small companies’ exemptions from the requirement to prepare a Strategic Report and in preparing the Directors’ Report.
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Responsibilities of Directors
As explained more fully in the Directors’ Responsibilities Statement set out on page 5, 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 is 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.
Auditor's 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 an auditor’s 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.
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. The specific procedures for this engagement and the extent to which these are capable of detecting irregularities, including fraud are detailed below.
Identifying and assessing risks related to irregularities:
We assessed the susceptibility of the company’s financial statements to material misstatement and how fraud might occur, including through discussions with the directors, discussions within our audit team planning meeting, updating our record of internal controls and ensuring these controls operated as intended. We evaluated possible incentives and opportunities for fraudulent manipulation of the financial statements. We identified laws and regulations that are of significance in the context of the company by discussions with directors and updating our understanding of the sector in which the company operates. 
Laws and regulations of direct significance in the context of the company include The Companies Act 2006 and UK Tax legislation. 
Audit response to risks identified:
We considered the extent of compliance with these laws and regulations as part of our audit procedures on the related financial statement items including a review of financial statement disclosures. We reviewed the company’s records of breaches of laws and regulations, minutes of meetings and correspondence with relevant authorities to identify potential material misstatements arising. We discussed the company’s policies and procedures for compliance with laws and regulations with members of management responsible for compliance.
During the planning meeting with the audit team, the engagement partner drew attention to the key areas which might involve non-compliance with laws and regulations or fraud. We enquired of management whether they were aware of any instances of non-compliance with laws and regulations or knowledge of any actual, suspected or alleged fraud. We addressed the risk of fraud through management override of controls by testing the appropriateness of journal entries and identifying any significant transactions that were unusual or outside the normal course of business. We assessed whether judgements made in making accounting estimates gave rise to a possible indication of management bias. At the completion stage of the audit, the engagement partner’s review included ensuring that the team had approached their work with appropriate professional scepticism and thus the capacity to identify non-compliance with laws and regulations and fraud. 
There are inherent limitations in the audit procedures described above and the further removed non-compliance with laws and regulations is from the events and transactions reflected in the financial statements, the less likely we would become aware of it. Also, the risk of not detecting a material misstatement due to fraud is higher than the risk of not detecting one resulting from error, as fraud may involve deliberate concealment by, for example, forgery or intentional misrepresentations, or through collusion.
A further description of our responsibilities is available on the Financial Reporting Council’s website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our auditor’s report.
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 an auditor’s 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.
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Roger Wareham (Senior Statutory Auditor)
for and on behalf of Saffery LLP , Statutory Auditor
3 July 2025
Saffery LLP
Midland House
2 Poole Road
Bournemouth
Dorset
BH2 5QY
Page 4
Page 5
Profit and Loss Account
31 October 2024
Notes £
TURNOVER 222,301
GROSS PROFIT 222,301
Administrative expenses (141,377 )
OPERATING PROFIT 80,924
Other interest receivable and similar income 5 686
Interest payable and similar charges 6 (190,195 )
LOSS BEFORE TAXATION (108,585 )
Tax on Loss -
LOSS AFTER TAXATION BEING LOSS FOR THE FINANCIAL PERIOD (108,585 )
The notes on pages 9 to 12 form part of these financial statements.
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Page 6
Statement of Comprehensive Income
31 October 2024
£
LOSS FOR THE FINANCIAL PERIOD (108,585 )
OTHER COMPREHENSIVE INCOME FOR THE PERIOD -
TOTAL COMPREHENSIVE INCOME FOR THE PERIOD (108,585 )
Page 6
Page 7
Balance Sheet
Registered number: 15602334
31 October 2024
Notes £ £
FIXED ASSETS
Investment Properties 8 11,883,503
11,883,503
CURRENT ASSETS
Debtors 9 97,175
Cash at bank and in hand 83,664
180,839
Creditors: Amounts Falling Due Within One Year 10 (542,926 )
NET CURRENT ASSETS (LIABILITIES) (362,087 )
TOTAL ASSETS LESS CURRENT LIABILITIES 11,521,416
Creditors: Amounts Falling Due After More Than One Year 11 (11,630,000 )
NET LIABILITIES (108,584 )
CAPITAL AND RESERVES
Called up share capital 12 1
Profit and Loss Account (108,585 )
SHAREHOLDERS' FUNDS (108,584)
On behalf of the board
Mr Vrind Mehta
Director
3 July 2025
The notes on pages 9 to 12 form part of these financial statements.
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Page 8
Statement of Changes in Equity
Share Capital Profit and Loss Account Total
£ £ £
As at 29 March 2024 1 - 1
Loss for the period and total comprehensive income - (108,585 ) (108,585)
As at 31 October 2024 1 (108,585 ) (108,584)
Share capital as at 29 March 2024 represents share capital issued on incorporation.
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Notes to the Financial Statements
1. General Information
Siva Property Investments Limited is a private company, limited by shares, incorporated in England & Wales, registered number 15602334 . The registered office is Spitfire House, Hazel Road, Woolston, Southampton, Hampshire, SO19 7GB.
The accounts have been prepared for the period from incorporation on 29 March 2024 to 31 October 2024.
The presentation currency of the financial statements is the Pound Sterling (£).
Accounts are rounded to the nearest pound.
The accounts represent the company as an individual entity.
2. Accounting Policies
2.1. Basis of Preparation of Financial Statements
The financial statements have been prepared under the historical cost convention and in accordance with Financial Reporting Standard 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland'' and the Companies Act 2006.
2.2. Turnover
Revenue is recognised to the extent that it is probable that the economic benefits will flow to the Company and the revenue can be reliably measured. Revenue is measured as the fair value of the consideration received or receivable, excluding discounts, rebates, value added tax and other sales taxes. Rental income is charged monthly and taken to profit in the month when it is invoiced. 
2.3. Investment Properties
All investment properties are carried at fair value determined annually and derived from the current market rents and investment property yields for comparable real estate, adjusted if necessary for any difference in the nature, location or condition of the specific asset. No depreciation is provided for. Changes in fair value are recognised in the profit and loss account.
2.4. Cash and Cash Equivalents
Cash and cash equivalents are basic financial assets and include cash in hand and deposits held at call with banks, other short-term highly liquid investments that mature in no more than three months from the date of acquisition and are readily convertible to a known amount of cash with insignificant risk of change in value, and bank overdrafts.
2.5. Financial Instruments
The company enters into basic financial instruments transactions that result in the recognition of financial assets and liabilities like trade and other debtors and creditors, and loans to related parties.
Financial assets that are measured at cost and amortised cost are assessed at the end of each reporting period for objective evidence of impairment. If objective evidence of impairment is found, an impairment loss is recognised in the Profit and Loss Account.
For financial assets measured at cost less impairment, the impairment loss is measured as the difference between an asset's carrying amount and best estimate, which is an approximation of the amount that the company would receive for the asset if it were to be sold at the reporting date.
Financial assets and liabilities are offset and the net amount reported in the Statement of Financial Position when there is an 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.
Equity Instruments
Equity instruments issued by the company are recorded at the proceeds received, net of transaction costs. Dividends payable on equity instruments are recognised as liabilities once they are no longer at the discretion of the company.
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2.6. Taxation
Income tax expense represents the sum of the tax currently payable and deferred tax.
The tax currently payable is based on taxable profit for the year. Taxable profit differs from profit as reported in the statement of comprehensive income because of items of income or expense that are taxable or deductible in other years and items that are never taxable or deductible. The company's liability for current tax is calculated using tax rates that have been enacted or substantively enacted by the end of the reporting period.
Deferred tax is recognised on timing differences between the carrying amounts of assets and liabilities in the financial statements and the corresponding tax bases used in the computation of taxable profit. Deferred tax liabilities are generally recognised for all taxable timing differences. Deferred tax assets are generally recognised for all deductible temporary differences to the extent that it is probable that taxable profits will be available against which those deductible timing differences can be utilised. The carrying amount of deferred tax assets is reviewed at the end of each reporting period and reduced to the extent that it is no longer probable that sufficient taxable profits will be available to allow all or part of the asset to be recovered.
Current and deferred tax are recognised in profit or loss for the period, except when they relate to items that are recognised in other comprehensive income or directly in equity, in which case current and deferred tax are recognised in other comprehensive income or directly in equity respectively.
3. Auditor's Remuneration
Remuneration received by the company's auditors and their associates during the period was as follows:
4. Average Number of Employees
Average number of employees, including directors, during the period was: NIL
-
5. Interest Receivable and Similar Income
31 October 2024
£
Bank interest receivable 686
6. Interest Payable and Similar Charges
31 October 2024
£
Interest payable on other loans 190,195
7. Tax on Profit
The tax (credit)/charge on the loss for the period was as follows:
31 October 2024
£
Current tax
UK Corporation Tax -
Total tax charge for the period -
The actual (credit)/charge for the period can be reconciled to the expected credit for the period based on the loss and the standard rate of corporation tax as follows:
...CONTINUED
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31 October 2024
£
Profit before tax (108,585)
Tax on profit at 25% (UK standard rate) (27,146 )
Group relief 27,146
Total tax charge for the period -
8. Investment Property
31 October 2024
£
Fair Value
As at 29 March 2024 -
Additions 11,883,503
As at 31 October 2024 11,883,503
Investment property is carried at fair value which is equal to historical cost and has been arrived at on the basis of the acquisition value of the properties. 
 Future income under operating leases
31 October
2024
£
 The future minimum lease payments due to be received under non-cancellable operating leases are as follows:
 Not later than one year
190,467  
 Later than one year and not later than five years
469,700  
 Later than five years
31,850  
image
692,017  
image
9. Debtors
31 October 2024
£
Due within one year
Trade debtors 1,801
Amounts owed by group undertakings 156
Other debtors 95,218
97,175
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10. Creditors: Amounts Falling Due Within One Year
31 October 2024
£
Trade creditors 18,375
Amounts owed to group undertakings 423,517
Other creditors 76,566
Taxation and social security 18,630
Accruals and deferred income 5,838
542,926
11. Creditors: Amounts Falling Due After More Than One Year
31 October 2024
£
Amounts owed to group undertakings 11,630,000
12. Share Capital
31 October 2024
Allotted, called up and fully paid £
1 Ordinary Shares of £ 1.00 each 1
13. Controlling Parties
The company's immediate parent undertaking is Siva Holdings Limited .
The ultimate parent undertaking is Siva Holdings Group Limited (incorporated in England & Wales). Its registered office is Spitfire House, Hazel Road, Woolston, Southampton, SO19 7GB .
Copies of the group accounts may be obtained from the company's registered office.
14. FRC's Ethical Standard - Provision Available for Small Entities
In common with other businesses of our size and nature we use our auditors to prepare and submit returns to the tax authorities and assist with the preparation of the financial statements.
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